# 1 bedroom flat for sale (NW2 6RS) ## Property Details | Key | Value | |-----|-------| | Address | 33 CAMPBELL GORDON WAY, LONDON, GREATER LONDON NW2 6RS | | Price | £325,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1991-1995 | | Floor area | 43 m² | | Last sold | £315,000 Nov 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 09/07/2028 - **Current heating cost:** £477/year ### Recommendations - W1 (1,200) - C (30) - E (30) - L2 (1,200) - X (1,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9508-0004-7213-5298-1914) ## Description A superb 1 bedroom ground floor garden flat located close to the open spaces of Gladstone Park, within walking distance of Dollis Hill Jubilee line underground station and within a short 10-minute drive to Brent Cross Shopping Centre. The property was built to the highest standards by Wimpey Homes 10 years ago and benefits from, Large reception Room, Modern fitted Kitchen with built-in appliances and direct access to a private garden, Double Bedroom with built in wardrobes, modern bathroom suite with bath and power shower overhead. The property further benefits from, Double Glazing throughout, Economy seven storage heating and hot water system, intruder alarm system, allocated private parking space and neutral décor throughout. The property is located on a corner plot and thus benefits from a fantastic private secluded garden with 2 patio areas , lawn and mature shrubbed borders, the owner will also accept pets. We urge you’re immediate viewing. Key facts for buyers - ## Property Photos - ![Photo](/listings/photos/149781821/376313) - ![Photo](/listings/photos/149781821/376314) - ![Photo](/listings/photos/149781821/376315) - ![Photo](/listings/photos/149781821/376316) - ![Photo](/listings/photos/149781821/376317) - ![Photo](/listings/photos/149781821/376318) - ![Photo](/listings/photos/149781821/376319) - ![Photo](/listings/photos/149781821/376320) - ![Photo](/listings/photos/149781821/376321) - ![Photo](/listings/photos/149781821/376322) - ![Photo](/listings/photos/149781821/376323) - ![Photo](/listings/photos/149781821/376324) ## Floorplans - ![Floorplan 1](/listings/photos/149781821/376325) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/149781821/376326) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 33 CAMPBELL GORDON WAY, LONDON, BRENT, GREATER LONDON, NW2 6RS | £315,000 | 15/11/2024 | 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 | |---------|-------|------|------| | GREENCREST PLACE FLAT 17 DOLLIS HILL LANE, LONDON, BRENT, GREATER LONDON, NW2 6HF | £455,000 | 19/12/2025 | Flat | | [Same street] 28 CAMPBELL GORDON WAY, LONDON, BRENT, GREATER LONDON, NW2 6RS | £250,000 | 21/11/2025 | Flat | | NEVILLES COURT FLAT 58 DOLLIS HILL LANE, LONDON, BRENT, GREATER LONDON, NW2 6HQ | £400,000 | 10/09/2025 | Flat | | 18 MARK TWAIN DRIVE, LONDON, BRENT, GREATER LONDON, NW2 6FU | £166,250 | 20/10/2023 | Flat | | WESTMEATH HOUSE, 130 FLAT 10 BROOK ROAD, LONDON, BRENT, GREATER LONDON, NW2 7DF | £360,000 | 05/06/2023 | Flat | | DOLLIS HEIGHTS, 161 - 163 FLAT 7 DOLLIS HILL LANE, LONDON, BRENT, GREATER LONDON, NW2 6HR | £399,000 | 10/03/2023 | Flat | | [Same street] 38 CAMPBELL GORDON WAY, LONDON, BRENT, GREATER LONDON, NW2 6RS | £280,000 | 05/12/2022 | Flat | | [Same street] 36 CAMPBELL GORDON WAY, LONDON, BRENT, GREATER LONDON, NW2 6RS | £280,000 | 21/11/2022 | Flat | | PARK VIEW, 133 - 143 FLAT 4 OLIVE ROAD, LONDON, BRENT, GREATER LONDON, NW2 6XB | £700,000 | 01/08/2022 | Flat | | 94 CAMPBELL GORDON WAY, LONDON, BRENT, GREATER LONDON, NW2 6RW | £367,000 | 11/02/2022 | Flat | | [Same street] 31 CAMPBELL GORDON WAY, LONDON, BRENT, GREATER LONDON, NW2 6RS | £285,000 | 29/11/2021 | Flat | | NEVILLES COURT FLAT 32 DOLLIS HILL LANE, LONDON, BRENT, GREATER LONDON, NW2 6HG | £575,000 | 20/09/2021 | Flat | | NEVILLES COURT FLAT 37 DOLLIS HILL LANE, LONDON, BRENT, GREATER LONDON, NW2 6HQ | £500,000 | 27/08/2021 | Flat | | NEVILLES COURT FLAT 33 DOLLIS HILL LANE, LONDON, BRENT, GREATER LONDON, NW2 6HG | £582,500 | 30/07/2021 | Flat | | 78 CAMPBELL GORDON WAY, LONDON, BRENT, GREATER LONDON, NW2 6RW | £290,000 | 29/06/2021 | Flat | **Street average:** £273,750 (4 sales) **Area average:** £435,886 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £501,174 (128 Flat, NW2, 2024–2026) - **Deviation:** -35.2% ## Rental Range *ONS Price Index of Private Rents (Brent). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,791/mo - **Realistic:** £1,990/mo - **Optimistic:** £2,189/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, Coles Green Road, NW2 | £1,250/mo | 1 | 0.34 miles | OpenRent | | Studio Flat, Paddock Road, NW2 | £1,200/mo | 1 | 0.43 miles | OpenRent | | 1 Bed Flat, Fleetwood Road, NW10 | £1,650/mo | 1 | 0.43 miles | OpenRent | **Average rent: £1,367/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £156,250 - **Target investor price (1%):** £125,000 *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 £1,250/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.7× - **Monthly cashflow:** £-180/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.3% *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:** £7,558/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.2% - **10y growth:** -0.3% ## House Price Index (HM Land Registry) *Official index for Brent; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -6.6% - **5y growth (index):** -3.7% - **10y growth (index):** -0.1% ## 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)