# 1 bedroom flat for sale (NW2 1US)

## Property Details

| Key | Value |
|-----|-------|
| Address | 106 WINDMILL DRIVE, LONDON, GREATER LONDON NW2 1US |
| Price | £275,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £267,500 Apr 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/03/2033
- **Current heating cost:** £313/year
- **Est. upgrade cost to C:** £1,023

### Recommendations
- C (£15 - £30)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2396-0020-9207-2327-0200)

## Description

A beautiful 486 sq ft one double bedroom first floor flat for sale, forming part of an attractive modern development with off street parking, located moments from the Cricklewood Thameslink.

## Property Photos

- ![Photo](/listings/photos/151538552/646492)
- ![Photo](/listings/photos/151538552/646493)
- ![Photo](/listings/photos/151538552/646494)
- ![Photo](/listings/photos/151538552/646495)
- ![Photo](/listings/photos/151538552/646496)
- ![Photo](/listings/photos/151538552/646497)
- ![Photo](/listings/photos/151538552/646500)

## Floorplans

- ![Floorplan 1](/listings/photos/151538552/646502) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/151538552/646503) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16997838
- **Address:** 106 Windmill Drive, LONDON, NW2 1US
- **Certificate Issued:** 12/10/2025
- **Work Completed:** 14/07/2025
- **Items:** 5 window(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 106 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £267,500 | 04/04/2025 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 118 DRAYCOTT CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UW | £280,000 | 20/11/2023 | Flat |
| [Same street] 44 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £290,000 | 18/05/2023 | Flat |
| [Same street] 120 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £295,000 | 10/05/2023 | Flat |
| 70 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £345,000 | 16/02/2023 | Flat |
| HURCOTT COURT, 30 FLAT 6 SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1UX | £345,000 | 12/01/2023 | Flat |
| 37 CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RP | £550,000 | 19/12/2022 | Flat |
| 39 GROUND FLOOR FLAT SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RJ | £580,000 | 30/09/2022 | Flat |
| 1 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR | £361,500 | 07/09/2022 | Flat |
| 17 FLAT 2 CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RP | £587,000 | 21/08/2022 | Flat |
| 71 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £385,000 | 18/08/2022 | Flat |
| 61 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £315,000 | 05/08/2022 | Flat |
| [Same street] 96 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £300,000 | 13/07/2022 | Flat |
| [Same street] 80 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1US | £260,000 | 08/07/2022 | Flat |
| 58 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £370,000 | 05/07/2022 | Flat |
| 30 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP | £385,000 | 28/06/2022 | Flat |
| 69 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR | £235,000 | 16/06/2022 | Flat |
| 55 WINDMILL DRIVE, LONDON, BARNET, GREATER LONDON, NW2 1UR | £346,500 | 22/03/2022 | Flat |
| CRANMORE COURT, 28 FLAT 4 SOMERTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1UX | £390,000 | 01/02/2022 | Flat |
| 16 KINGWESTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UU | £336,000 | 27/01/2022 | Flat |
| 39 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP | £295,000 | 05/11/2021 | Flat |
| 8 ELSINORE GARDENS, LONDON, BARNET, GREATER LONDON, NW2 1SS | £225,000 | 20/09/2021 | Flat |
| 32 UPTON CLOSE, LONDON, BARNET, GREATER LONDON, NW2 1UP | £240,000 | 30/06/2021 | Flat |
| 30 GROUND FLOOR FLAT CADDINGTON ROAD, LONDON, BARNET, GREATER LONDON, NW2 1RS | £499,995 | 29/06/2021 | Flat |
| 60 WOODVALE WAY, LONDON, BARNET, GREATER LONDON, NW11 8SQ | £310,000 | 29/06/2021 | Flat |

**Street average:** £286,250 (4 sales)
**Area average:** £369,050 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £501,174 (128 Flat, NW2, 2024–2026)
- **Deviation:** -45.1%

## Rental Range

*ONS Price Index of Private Rents (Barnet). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,738/mo
- **Realistic:** £1,931/mo
- **Optimistic:** £2,124/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,436/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Purley Avenue, NW2 | £1,436/mo | 1 | 0.13 miles | OpenRent |
| Studio Flat, Greenfield Gardens, NW2 | £1,480/mo | 1 | 0.16 miles | OpenRent |
| Studio Flat, Greenfield Gardens, NW2 | £1,480/mo | 1 | 0.16 miles | OpenRent |
| Studio Flat, Hendon Way, NW2 | £1,430/mo | 1 | 0.21 miles | OpenRent |
| Studio Flat, Hendon Way, NW2 | £1,436/mo | 1 | 0.21 miles | OpenRent |
| Studio Flat, Hendon Way, NW2 | £1,450/mo | 1 | 0.22 miles | OpenRent |
| Studio Flat, Hendon Way, NW2 | £1,450/mo | 1 | 0.24 miles | OpenRent |
| Studio Flat, Barnet, NW2 | £1,436/mo | 1 | 0.27 miles | OpenRent |
| Studio Flat, Pennine Drive, NW2 | £1,100/mo | 1 | 0.29 miles | OpenRent |

**Average rent: £1,411/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £179,500
- **Target investor price (1%):** £143,600

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,436/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 16×
- **Monthly cashflow:** £184/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.8%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £6,250/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 1.9%
- **10y growth:** 3.7%

## House Price Index (HM Land Registry)

*Official index for Barnet; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** -4.5%
- **10y growth (index):** -0.2%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)