Sold STC Flat

FLAT 2

BEXHILL, 13, AMBLESIDE ROAD, LONDON, GREATER LONDON NW10 3UH

2 beds 1 baths 667 sq ft Listed 1 Apr 2025 (-475d)

£385,000

Reduced on 4 Jul 2025

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Property details

Tenure

SHARE_OF_FREEHOLD (994 years remaining on lease)

Floor area

62 m²

Council tax band

C

EPC rating

C

Year built

England and Wales: 1900-1929

Last sold

£400,000 Mar 2024

Price per m²

£6,210/m²

Local average

£406,470 (-5.3%)

Deprivation

Decile 2 (5,134 of 33,755)

Street crime

999 incidents within 1 mile (May 2026)

Key features

  • Two Bedroom Garden Flat
  • Excellent Condition
  • Decked Patio Area
  • Leopold Primary School Catchment
  • 7 min (1.3 miles to Harelsden Train St
  • 8 min (1.3 mi) to Dollis Hill station
  • Share of Freehold
  • Close to Roundwood Park

Additional details

Garden
Yes

Description

Situated on a popular road in Harlesden, we are pleased to offer this well-proportioned flat with a share of the garden.

Ambleside Road is a quiet Victorian treelined street tucked round the corner from the award-winning Roundwood Park. This charming garden flat consists of two large bedrooms, modern separate kitchen, recently refurbished family bathroom and excellent storage options.

The apartment is presented in good order and would suit a first-time buyer looking for a larger than average property in the area, or investors looking for a readymade investment to add to their portfolio. This property will be sold with vacant possession and with a share of the freehold.

Listed by

London

Portland Estate Agents

Reference: 160102439

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 16/03/2018

Expiry date: 15/03/2028

Current heating cost: £414/year

Potential heating cost: £281/year

Recommendations

  • 50 mm internal or external wall insulation (14,000)
  • Floor insulation (solid floor) (6,000)
  • Replace single glazed windows with low-E double glazing (6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ambleside Road London, NW10.png

Ambleside Road London, NW10.png

EPC Graphs

EE Rating

EE Rating

EI Rating

EI Rating

Price history

-11% since 2018

Event Date Price % change
Sold 08/03/2024 (2 years ago) £400,000 -11.1%
Sold 22/08/2018 (7 years ago) £450,000 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
166 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG £382,500 04/09/2023 Flat
119 GROUND FLOOR FLAT ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL £267,500 14/07/2023 Flat
CLEMENT ATTLEE HOUSE FLAT 9 FAWCETT ROAD, LONDON, BRENT, GREATER LONDON, NW10 4BY £318,000 13/06/2023 Flat
226 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG £425,000 29/03/2023 Flat
135 FLAT 2 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL £365,000 19/01/2023 Flat
135 FLAT 3 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL £270,000 25/11/2022 Flat
101A ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UJ £415,000 11/11/2022 Flat
77A ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9TG £435,000 29/06/2022 Flat
204 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG £274,000 17/06/2022 Flat
Same street 25 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH £600,000 06/06/2022 Terraced
204 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG £200,000 01/04/2022 Flat
230 ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 3UG £490,000 30/09/2021 Flat
JOHN BUCK HOUSE FLAT 32 FRY ROAD, LONDON, BRENT, GREATER LONDON, NW10 4BZ £323,000 30/09/2021 Flat
115 GROUND FLOOR FLAT ROUNDWOOD ROAD, WILLESDEN, LONDON, BRENT, GREATER LONDON, NW10 9UL £470,000 22/09/2021 Flat
65C OLDFIELD ROAD, LONDON, BRENT, GREATER LONDON, NW10 9UT £346,000 12/08/2021 Flat

Street average: £600,000 (1 sale)

Area average: £355,786 (14 sales)

Capital growth trend

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

5y growth -23.6%
10y growth 2.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Brent. Series: Flats and maisonettes. As of April 2026.

1y (index) -3.9%
5y (index) 0.6%
10y (index) -0.5%

Rental Range

Estimated market rent for Brent. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,805/mo
Realistic £2,005/mo
Optimistic £2,206/mo

Based on Local Authority from postcode lookup → Brent.

Location

Map view View on Google Maps View on OpenStreetMap Street View NW10 3UH

Address

Roundwood Road

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Shop Unknown 0.2 miles
Bus stop Bertie Road 0.3 miles
Bus stop Roundwood Road 0.3 miles
Train station Dollis Hill 0.6 miles
Train station Harlesden 0.8 miles
University Scale Space White City 2.2 miles
University Kennet West Skills Centre 2.2 miles
Hospital The Portland Hospital 4.6 miles
Hospital Sleep & Health Clinic 4.7 miles

Street-level crime

Category Count
Violence and sexual offences 310
Anti-social behaviour 291
Vehicle crime 79
Other theft 62
Public order 57
Drugs 43
Shoplifting 36
Theft from the person 32
Robbery 29
Burglary 24
Other crime 15
Possession of weapons 13
Bicycle theft 6
Criminal damage and arson 2
Total incidents 999

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Leopold Primary School Primary 0.1 miles Good — 16 Dec 2011
Newfield Primary School Primary 0.1 miles Good — 4 Jul 2019
St Joseph's Roman Catholic Primary School Primary 0.3 miles Outstanding — 12 Mar 2024
Curzon Nursery School & Family Wellbeing Centre Nursery 0.3 miles Good — 18 Mar 2020
Maple Walk School Other 0.3 miles — (No rating)

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 Flat, Redfern Road, NW10 £1,825/mo 2 0.25 miles OpenRent
2 Bed Flat, Harlesden, NW10 £2,500/mo 2 0.3 miles OpenRent
2 Bed Flat, Church Road, NW10 £2,350/mo 2 0.43 miles OpenRent
2 Bed Flat, Gifford Road, NW10 £2,300/mo 2 0.47 miles OpenRent

Average rent: £2,244/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.6%
Max investor price (0.8%) £290,625
Target investor price (1%) £232,500
Gross yield 7.2%
Cost-to-rent ratio 13.8×
Monthly cashflow £551/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 5.9%
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).