# Studio flat for sale (WC1H 0NL)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 479, RUSSELL COURT, WOBURN PLACE, LONDON, GREATER LONDON WC1H 0NL |
| Price | £250,000 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 21 m² |
| Last sold | £228,000 Aug 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 04/06/2030
- **Current heating cost:** £115/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8208-4856-4622-0106-5603)

## Description

This studio flat is located on the top floor of this 1930s mansion block. The flat has a West facing aspect and comprises entrance hallway with fitted cupboards, separate kitchen, bathroom and studio room.

Russell Court is located around the corner from Russell Square tube station and a very short walk from UCL university and the Brunswick Centre for shopping, restaurants, cafés and bars.

## Property Photos

- ![Photo](/listings/photos/150688805/717423)
- ![Photo](/listings/photos/150688805/717424)

## Floorplans

- ![Floorplan 1](/listings/photos/150688805/717425) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/150688805/717426) - EPC 1
- ![EPC 2](/listings/photos/150688805/717427) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| RUSSELL COURT FLAT 479 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NL | £228,000 | 09/08/2024 | Flat |
| RUSSELL COURT FLAT 479 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NL | £324,300 | 02/09/2016 | 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 |
|---------|-------|------|------|
| [Same street] RUSSELL COURT FLAT 469 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NL | £230,000 | 28/01/2026 | Flat |
| RUSSELL COURT FLAT 335 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NG | £283,000 | 13/01/2026 | Flat |
| BLOOMSBURY MANSIONS, 13 - 16 FLAT 12 RUSSELL SQUARE, LONDON, CAMDEN, GREATER LONDON, WC1B 5ER | £679,000 | 17/12/2025 | Flat |
| RUSSELL COURT FLAT 430 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NJ | £350,000 | 11/12/2025 | Flat |
| RUSSELL COURT FLAT 398 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NH | £250,000 | 21/11/2025 | Flat |
| RUSSELL COURT FLAT 284 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NF | £260,000 | 30/09/2025 | Flat |
| WITLEY COURT FLAT 25 CORAM STREET, LONDON, CAMDEN, GREATER LONDON, WC1N 1HD | £650,000 | 31/07/2025 | Flat |
| RUSSELL COURT FLAT 64 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0LW | £285,000 | 07/03/2025 | Flat |
| RUSSELL COURT FLAT 348 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NG | £270,000 | 05/12/2023 | Flat |
| WITLEY COURT FLAT 35 CORAM STREET, LONDON, CAMDEN, GREATER LONDON, WC1N 1HD | £780,000 | 17/11/2023 | Flat |
| BLOOMSBURY MANSIONS, 13 - 16 FLAT 48 RUSSELL SQUARE, LONDON, CAMDEN, GREATER LONDON, WC1B 5ER | £775,000 | 10/11/2023 | Flat |
| RUSSELL COURT FLAT 285 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NF | £300,000 | 30/10/2023 | Flat |
| RUSSELL COURT FLAT 179 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0LR | £295,000 | 06/10/2023 | Flat |
| RUSSELL COURT FLAT 406 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NJ | £260,000 | 27/09/2023 | Flat |
| RUSSELL COURT FLAT 359 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NH | £265,750 | 01/09/2023 | Flat |
| WITLEY COURT FLAT 54 CORAM STREET, LONDON, CAMDEN, GREATER LONDON, WC1N 1HD | £680,000 | 31/07/2023 | Flat |
| RUSSELL COURT FLAT 271 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NF | £290,000 | 21/07/2023 | Flat |
| [Same street] RUSSELL COURT FLAT 485 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NL | £270,000 | 18/07/2023 | Flat |
| [Same street] RUSSELL COURT FLAT 491 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NL | £270,000 | 16/06/2023 | Flat |
| RUSSELL COURT FLAT 219 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0ND | £290,000 | 12/06/2023 | Flat |
| RUSSELL COURT FLAT 402 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NH | £275,000 | 06/04/2023 | Flat |
| RUSSELL COURT FLAT 134 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0LP | £265,000 | 06/04/2023 | Flat |
| RUSSELL COURT FLAT 45 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0LW | £260,000 | 20/03/2023 | Flat |
| [Same street] RUSSELL COURT FLAT 495 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NL | £281,000 | 23/06/2022 | Flat |
| [Same street] RUSSELL COURT FLAT 480 WOBURN PLACE, LONDON, CAMDEN, GREATER LONDON, WC1H 0NL | £205,000 | 28/02/2022 | Flat |

**Street average:** £251,200 (5 sales)
**Area average:** £388,138 (20 sales)

## Price vs local average

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

- **Local average:** £476,618 (17 Flat, WC1H, 2024–2026)
- **Deviation:** -47.5%

## Rental Range

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

- **Low:** £2,483/mo
- **Realistic:** £2,759/mo
- **Optimistic:** £3,035/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Cartwright Gardens, WC1H | £2,780/mo | 1 | 0.24 miles | OpenRent |

**Average rent: £2,780/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.11% (strong)
- **Max investor price (0.8%):** £347,500
- **Target investor price (1%):** £278,000

*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 £2,780/mo).*

- **Gross yield:** 13.3%
- **Cost-to-rent:** 7.5×
- **Monthly cashflow:** £1,492/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 24.7%

*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:** £11,905/m²

## Capital growth trend

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

- **5y growth:** 23.8%
- **10y growth:** 55.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -8.2%
- **5y growth (index):** -5.5%
- **10y growth (index):** -10.8%

## 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)