# 2 bedroom flat for sale (NW10 3UH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, BEXHILL, 13, AMBLESIDE ROAD, LONDON, GREATER LONDON NW10 3UH |
| Price | £385,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 62 m² |
| Last sold | £400,000 Mar 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 15/03/2028
- **Current heating cost:** £414/year

### Recommendations
- Q (14,000)
- W2 (6,000)
- O (6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0764-2826-6977-9998-3355)

## 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.

## Property Photos

- ![Photo](/listings/photos/160102439/1326783)
- ![Photo](/listings/photos/160102439/1326784)
- ![Photo](/listings/photos/160102439/1326785)
- ![Photo](/listings/photos/160102439/1326787)
- ![Photo](/listings/photos/160102439/1326788)
- ![Photo](/listings/photos/160102439/1326789)
- ![Photo](/listings/photos/160102439/1326790)
- ![Photo](/listings/photos/160102439/1326791)
- ![Photo](/listings/photos/160102439/1326792)

## Floorplans

- ![Ambleside Road London, NW10.png](/listings/photos/160102439/1326794) - Ambleside Road London, NW10.png

## EPC Graphs

- ![EE Rating](/listings/photos/160102439/1326795) - EE Rating
- ![EI Rating](/listings/photos/160102439/1326798) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BEXHILL, 13 FLAT 2 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £400,000 | 08/03/2024 | Flat |
| BEXHILL, 13 FLAT 2 AMBLESIDE ROAD, LONDON, BRENT, GREATER LONDON, NW10 3UH | £450,000 | 22/08/2018 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £406,470 (105 Flat, NW10, 2024–2026)
- **Deviation:** -5.3%

## Rental Range

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

- **Low:** £1,805/mo
- **Realistic:** £2,005/mo
- **Optimistic:** £2,206/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 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)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £290,625
- **Target investor price (1%):** £232,500

*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 £2,325/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.8×
- **Monthly cashflow:** £551/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.9%

*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:** £6,210/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:** 2.3%

## House Price Index (HM Land Registry)

*Official index for Brent; Flats and maisonettes series; as of April 2026.*

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

## 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)