# 3 bedroom flat for sale (NW5 1QP) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 35, CLEVEDON MANSIONS, LISSENDEN GARDENS, LONDON, GREATER LONDON NW5 1QP | | Price | £565,000 | | Bedrooms | 3 | | Construction age | England and Wales: 1900-1929 | | Floor area | 93 m² | | Last sold | £540,000 Sep 2011 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 17/02/2036 - **Est. upgrade cost to C:** £14,700 ### Recommendations - Q (£7,500 - £11,000) - D (£150 - £250) - O (£4,500 - £6,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0929-0200-6606-4800-5804) ## Description WE ARE DELIGHTED TO OFFER FOR SALE A THREE BEDROOM, FIRST FLOOR FLAT SET IN A PERIOD MANSION BLOCK, SUPERBLY PLACED FOR THE HEATH. LISSENDEN GARDENS IS LOCATED OFF HIGHGATE ROAD, NEAREST TUBE STATIONS BEING KENTISH TOWN AND TUFNELL PARK (BOTH NORTHERN LINE) AND THAMESLINK AT KENTISH TOWN, GOSPEL OAK SILVERLINK AND CLOSE TO LOCAL BUS SERVICES, SHOPS, 100 ODD METRES TO PARLIAMENT HILL LIDO AND A SHORT WALK TO HAMPSTEAD HEATH. THE PROPERTY, OFFERS WELL PROPORTIONED LIVING ACCOMMODATION AND VIEWING IS RECOMMENDED. Entrance Hall Reception 16.00 x 11.10 (ft) Kitchen/Breakfast Room 12.00 x 6.03 (ft) Balcony 9.09 x 5.06 (ft) Bathroom Cloakroom Bedroom 1 12.07 x 10.02 (ft) Bedroom 2 11.06 x 10.03 (ft) Bedroom 3 12.08 x 8.08 (ft) ## Property Photos - ![Photo](/listings/photos/32210588/1346394) - ![Photo](/listings/photos/32210588/1346395) - ![Photo](/listings/photos/32210588/1346396) - ![Photo](/listings/photos/32210588/1346397) - ![Photo](/listings/photos/32210588/1346398) - ![EPC](/listings/photos/32210588/1346399) - EPC ## Floorplans - ![Floorplan 1](/listings/photos/32210588/1346400) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | CLEVEDON MANSIONS FLAT 35 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP | £540,000 | 30/09/2011 | 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 | |---------|-------|------|------| | LISSENDEN MANSIONS FLAT 23B LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1PP | £520,000 | 05/12/2025 | Flat | | 16A GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN | £806,800 | 01/11/2024 | Flat | | HIGHCROFT, 170 FLAT 10 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £1,150,000 | 24/11/2023 | Flat | | LYNTON VILLAS, 154 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PG | £540,000 | 27/10/2023 | Flat | | HIGHCROFT, 170 FLAT 6 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £575,000 | 27/10/2023 | Flat | | PARLIAMENT HILL MANSIONS FLAT 66 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NB | £1,040,000 | 01/09/2023 | Flat | | WHEATLEY HOUSE FLAT 1 GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LL | £430,000 | 11/08/2023 | Flat | | HADDO HOUSE FLAT 38 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PX | £540,000 | 03/04/2023 | Flat | | HADDO HOUSE FLAT 15 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PX | £570,000 | 15/03/2023 | Flat | | LISSENDEN MANSIONS FLAT 59 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1PR | £980,000 | 27/02/2023 | Flat | | PARLIAMENT HILL MANSIONS FLAT 54 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NB | £935,000 | 16/12/2022 | Flat | | CLEVEDON MANSIONS FLAT 49A LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP | £620,000 | 14/10/2022 | Flat | | 5 BASEMENT AND GROUND FLOOR FLAT GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN | £835,000 | 24/09/2022 | Flat | | 27 GROVE TERRACE, LONDON, CAMDEN, GREATER LONDON, NW5 1PL | £3,069,000 | 12/09/2022 | Flat | | 18B GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN | £425,000 | 15/08/2022 | Flat | | CLEVEDON MANSIONS 28B LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP | £395,000 | 15/07/2022 | Flat | | CLEVEDON MANSIONS FLAT 42 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP | £1,080,000 | 30/06/2022 | Flat | | 17A GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN | £370,000 | 30/05/2022 | Flat | | HIGHCROFT, 170 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £604,000 | 11/05/2022 | Flat | | PARLIAMENT HILL MANSIONS FLAT 40A LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NA | £370,000 | 14/04/2022 | Flat | **Area average:** £792,740 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £652,398 (56 Flat, NW5, 2024–2026) - **Deviation:** -13.4% ## 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):** £2,154/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 | |------|------|------|------|------| | 3 Bed Flat, Lissenden Mansions, NW5 | £4,000/mo | 3 | 0.05 miles | OpenRent | **Average rent: £4,000/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.71% (weak for cashflow) - **Max investor price (0.8%):** £500,000 - **Target investor price (1%):** £400,000 *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 £4,000/mo).* - **Gross yield:** 8.5% - **Cost-to-rent:** 11.8× - **Monthly cashflow:** £1,350/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9.9% *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:** £6,075/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -4.7% - **10y growth:** 9.7% ## House Price Index (HM Land Registry) *Official index for Camden; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3.4% - **5y growth (index):** -3% - **10y growth (index):** -6.4% ## 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)