# 2 bedroom terraced house for sale (NW5 3DJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 ALMA STREET, LONDON, GREATER LONDON NW5 3DJ |
| Price | £850,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 102 m² |
| Last sold | £804,000 Apr 2012 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 23/09/2021 — **EXPIRED** (no longer valid for marketing or letting)

### Recommendations
- G (?350 - ?450)
- N (?4,000 - ?6,000)
- O (?2,500 - ?6,500)
- Q (?5,500 - ?14,500)
- U (?11,000 - ?20,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8769-6421-9080-2034-3926)

## Description

A charming, three storey Victorian Cottage, situated in one of the most sought after locations in the heart of Kentish Town.  The house exudes character and benefits from a plethora of original features such as, stripped and polished floor boards, ornate cornicing, fireplaces, as well as sash windows with working shutters.  The property also features a stunning kitchen with separate dining room, two double bedrooms, two formal receptions a study and a landscaped southerly facing garden.

## Property Photos

- ![Reception](/listings/photos/40596389/1248600) - Reception
- ![Exterior](/listings/photos/40596389/1248601) - Exterior
- ![Reception](/listings/photos/40596389/1248602) - Reception
- ![Dining Room](/listings/photos/40596389/1248604) - Dining Room
- ![Bedroom One](/listings/photos/40596389/1248606) - Bedroom One
- ![Garden](/listings/photos/40596389/1248608) - Garden
- ![Kitchen](/listings/photos/40596389/1248610) - Kitchen
- ![Bathroom](/listings/photos/40596389/1248615) - Bathroom
- ![Garden](/listings/photos/40596389/1248620) - Garden
- ![EPC](/listings/photos/40596389/1248623) - EPC

## Floorplans

- ![Floorplan](/listings/photos/40596389/1248626) - Floorplan

## FENSA Certificates

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

### FENSA Certificate #14382540
- **Address:** 13 Alma Street, LONDON, NW5 3DJ
- **Certificate Issued:** 03/01/2021
- **Work Completed:** 02/12/2020
- **Items:** 6 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DJ | £804,000 | 10/04/2012 | Terraced |

## 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] 9 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DJ | £1,070,000 | 10/05/2024 | Terraced |
| 3 RAGLAN STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DB | £1,075,000 | 31/08/2023 | Terraced |
| 47 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH | £1,250,000 | 05/05/2023 | Terraced |
| 3 INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BS | £1,450,000 | 29/11/2022 | Terraced |
| 35 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX | £1,600,000 | 02/09/2022 | Terraced |
| 4 INKERMAN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3BS | £1,300,000 | 15/07/2022 | Terraced |
| 42 WILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DL | £1,680,000 | 04/07/2022 | Terraced |
| 46 ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH | £1,428,000 | 08/04/2022 | Terraced |
| 27 WILLES ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DT | £1,875,000 | 07/03/2022 | Terraced |
| 25 GRAFTON ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 3DX | £2,153,000 | 22/12/2021 | Terraced |
| 30 GROUND AND FIRST FLOORS ALMA STREET, LONDON, CAMDEN, GREATER LONDON, NW5 3DH | £820,000 | 15/09/2021 | Terraced |

**Street average:** £1,070,000 (1 sale)
**Area average:** £1,463,100 (10 sales)

## Price vs local average

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

- **Local average:** £1,414,135 (18 Terraced, NW5, 2024–2026)
- **Deviation:** -39.9%

## 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 Inner North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Royal College Street, NW1 | £5,000/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Forge Place, NW1 | £3,100/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Camden Street, NW1 | £2,350/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £3,483/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.8×
- **Monthly cashflow:** £-582/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:** £8,333/m²

## Capital growth trend

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

- **5y growth:** 5.8%
- **10y growth:** 44%

## House Price Index (HM Land Registry)

*Official index for Camden; Terraced series; as of April 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 6.8%
- **10y growth (index):** 5.5%

## 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)