Sold STC Flat

FLAT 168

HOLLY LODGE MANSIONS, OAKESHOTT AVENUE, LONDON, GREATER LONDON N6 6DU

1 beds 1 baths 570 sq ft Listed 29 Feb 2024 (-885d)

£500,000

Reduced on 20 Mar 2024

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# 1 bedroom flat for sale (N6 6DU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 168, HOLLY LODGE MANSIONS, OAKESHOTT AVENUE, LONDON, GREATER LONDON N6 6DU |
| Price | £500,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 53 m² |
| Last sold | £480,000 Nov 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 09/03/2031
- **Current heating cost:** £777/year
- **Est. upgrade cost to C:** £15,115

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- E (£40)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6739-2327-4000-0920-4296)

## Description

**Property Description**

A well presented double bedroom apartment in a sought-after mansion block in this exclusive area, with extensive and well-maintained communal gardens. On the sought after Holly Lodge and just moments from the shops and cafés of Swains Lane, the vast expanse of Hampstead heath and local transport

**Property Details**

**Video Viewings:**

If proceeding without a physical viewing please note that you must make all necessary additional investigations to satisfy yourself that all requirements you have of the property will be met. Video content and other marketing materials shown are believed to fairly represent the property at the time they were created.

## Property Photos

- ![External View](/listings/photos/145277414/1646423) - External View
- ![Bedroom](/listings/photos/145277414/1646424) - Bedroom
- ![External View](/listings/photos/145277414/1646425) - External View
- ![Bathroom](/listings/photos/145277414/1646426) - Bathroom
- ![Reception Room](/listings/photos/145277414/1646427) - Reception Room
- ![Reception Room](/listings/photos/145277414/1646428) - Reception Room
- ![Kitchen](/listings/photos/145277414/1646429) - Kitchen
- ![Internal View](/listings/photos/145277414/1646430) - Internal View
- ![Bedroom](/listings/photos/145277414/1646431) - Bedroom
- ![Bedroom](/listings/photos/145277414/1646432) - Bedroom

## Floorplans

- ![Floor Plan](/listings/photos/145277414/1646433) - Floor Plan

## EPC Graphs

- ![EPC](/listings/photos/145277414/1646434) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOLLY LODGE MANSIONS FLAT 168 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DU | £480,000 | 29/11/2024 | Flat |
| HOLLY LODGE MANSIONS FLAT 168 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DU | £300,000 | 16/07/2010 | 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 |
|---------|-------|------|------|
| HOLLY LODGE MANSIONS FLAT 390 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6ED | £282,500 | 09/01/2026 | Flat |
| LANGBOURNE MANSIONS FLAT 68 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PU | £440,000 | 24/11/2023 | Flat |
| LANGBOURNE MANSIONS FLAT 77 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PU | £362,500 | 01/11/2023 | Flat |
| LANGBOURNE MANSIONS FLAT 28 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PR | £610,000 | 03/10/2023 | Flat |
| LANGBOURNE MANSIONS FLAT 24 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PR | £780,000 | 19/09/2023 | Flat |
| HOLLY LODGE MANSIONS FLAT 33 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DS | £615,000 | 08/06/2023 | Flat |
| MAKEPEACE MANSIONS FLAT 156 MAKEPEACE AVENUE, HIGHGATE, LONDON, CAMDEN, GREATER LONDON, N6 6ES | £345,000 | 02/06/2023 | Flat |
| HOLLY LODGE MANSIONS FLAT 30 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DS | £685,000 | 14/04/2023 | Flat |
| HOLLY LODGE MANSIONS FLAT 394 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6ED | £340,000 | 21/11/2022 | Flat |
| MAKEPEACE MANSIONS FLAT 92 MAKEPEACE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6AF | £800,000 | 16/11/2022 | Flat |
| HOLLY LODGE MANSIONS FLAT 148 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DT | £500,000 | 10/10/2022 | Flat |
| 17 FLAT 6 RAYDON STREET, LONDON, CAMDEN, GREATER LONDON, N19 5BU | £495,000 | 30/09/2022 | Flat |
| HOLLY LODGE MANSIONS FLAT 287 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6EB | £450,000 | 24/08/2022 | Flat |
| HOLLY LODGE MANSIONS FLAT 171 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DU | £425,000 | 08/08/2022 | Flat |
| MAKEPEACE MANSIONS FLAT 63 MAKEPEACE AVENUE, HIGHGATE, LONDON, CAMDEN, GREATER LONDON, N6 6AF | £850,000 | 30/05/2022 | Flat |
| 11A BALMORE STREET, LONDON, CAMDEN, GREATER LONDON, N19 5DA | £492,000 | 03/05/2022 | Flat |
| LANGBOURNE MANSIONS FLAT 12 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PR | £915,000 | 29/04/2022 | Flat |
| HOLLY LODGE MANSIONS FLAT 248 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6EA | £350,000 | 05/04/2022 | Flat |
| MAKEPEACE MANSIONS FLAT 6 MAKEPEACE AVENUE, HIGHGATE, LONDON, CAMDEN, GREATER LONDON, N6 6HD | £395,886 | 30/03/2022 | Flat |
| 122C CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1HB | £525,000 | 15/03/2022 | Flat |

**Area average:** £532,894 (20 sales)

## Price vs local average

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

- **Local average:** £691,630 (46 Flat, N6, 2024–2026)
- **Deviation:** -27.7%

## Rental Range

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

- **Low:** £2,512/mo
- **Realistic:** £2,791/mo
- **Optimistic:** £3,070/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 1 Bed Flat, Makepeace Mansions, N6 | £2,800/mo | 1 | 0.09 miles | OpenRent |
| 1 Bed Flat, Lulot Gardens, N19 | £2,150/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Detached House, Holly Terrace, N6 | £2,058/mo | 1 | 0.37 miles | OpenRent |
| Studio Flat, Linden Mansions, N6 | £1,520/mo | 1 | 0.38 miles | OpenRent |
| 1 Bed Flat, Linden Mansions, N6 | £1,880/mo | 1 | 0.38 miles | OpenRent |
| 1 Bed Flat, Hill House, N19 | £2,225/mo | 1 | 0.45 miles | OpenRent |
| 1 Bed Flat, Junction Rd, N19 | £1,790/mo | 1 | 0.48 miles | OpenRent |
| Studio Flat, Archway, N19 | £950/mo | 1 | 0.55 miles | OpenRent |

**Average rent: £1,922/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £246,125
- **Target investor price (1%):** £196,900

*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 £1,969/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.2×
- **Monthly cashflow:** £-222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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:** £9,434/m²

## Capital growth trend

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

- **5y growth:** 12.4%
- **10y growth:** -44.5%

## 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)

External View Bedroom External View Bathroom Reception Room Reception Room Kitchen Internal View Bedroom Bedroom

/ 10

Property details

Tenure

LEASEHOLD (90 years remaining on lease)

Floor area

53 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£480,000 Nov 2024

Price per m²

£9,434/m²

Local average

£691,630 (-27.7%)

Deprivation

Decile 3 (8,144 of 33,755)

Street crime

797 incidents within 1 mile (May 2026)

Key features

Leasehold Term 150 years from 25/12/1964
One double bedroom
Bathroom
Expansive communal gardens
Sought-after gated development
0.8 miles to Hampstead Heath
0.5 miles to Gospel Oak station
Council Tax Band C
Multiple storage locations
Located on the third floor

Additional details

Heating: Gas
Garden: Communal garden

Description

Property Description

A well presented double bedroom apartment in a sought-after mansion block in this exclusive area, with extensive and well-maintained communal gardens. On the sought after Holly Lodge and just moments from the shops and cafés of Swains Lane, the vast expanse of Hampstead heath and local transport

Property Details

Video Viewings:
If proceeding without a physical viewing please note that you must make all necessary additional investigations to satisfy yourself that all requirements you have of the property will be met. Video content and other marketing materials shown are believed to fairly represent the property at the time they were created.

Listed by

Highgate

Leaders and Romans Group

Reference: 145277414

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 10/03/2021

Expiry date: 09/03/2031

Current heating cost: £777/year

Potential heating cost: £256/year

Est. upgrade cost to C: £15,115

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£40)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

EPC

Price history

60% since 2010

Event	Date	Price	% change
Sold	29/11/2024 (1 year ago)	£480,000	+60%
Sold	16/07/2010 (16 years ago)	£300,000	—

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
HOLLY LODGE MANSIONS FLAT 390 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6ED	£282,500	09/01/2026	Flat
LANGBOURNE MANSIONS FLAT 68 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PU	£440,000	24/11/2023	Flat
LANGBOURNE MANSIONS FLAT 77 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PU	£362,500	01/11/2023	Flat
LANGBOURNE MANSIONS FLAT 28 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PR	£610,000	03/10/2023	Flat
LANGBOURNE MANSIONS FLAT 24 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PR	£780,000	19/09/2023	Flat
HOLLY LODGE MANSIONS FLAT 33 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DS	£615,000	08/06/2023	Flat
MAKEPEACE MANSIONS FLAT 156 MAKEPEACE AVENUE, HIGHGATE, LONDON, CAMDEN, GREATER LONDON, N6 6ES	£345,000	02/06/2023	Flat
HOLLY LODGE MANSIONS FLAT 30 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DS	£685,000	14/04/2023	Flat
HOLLY LODGE MANSIONS FLAT 394 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6ED	£340,000	21/11/2022	Flat
MAKEPEACE MANSIONS FLAT 92 MAKEPEACE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6AF	£800,000	16/11/2022	Flat
HOLLY LODGE MANSIONS FLAT 148 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DT	£500,000	10/10/2022	Flat
17 FLAT 6 RAYDON STREET, LONDON, CAMDEN, GREATER LONDON, N19 5BU	£495,000	30/09/2022	Flat
HOLLY LODGE MANSIONS FLAT 287 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6EB	£450,000	24/08/2022	Flat
HOLLY LODGE MANSIONS FLAT 171 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6DU	£425,000	08/08/2022	Flat
MAKEPEACE MANSIONS FLAT 63 MAKEPEACE AVENUE, HIGHGATE, LONDON, CAMDEN, GREATER LONDON, N6 6AF	£850,000	30/05/2022	Flat
11A BALMORE STREET, LONDON, CAMDEN, GREATER LONDON, N19 5DA	£492,000	03/05/2022	Flat
LANGBOURNE MANSIONS FLAT 12 LANGBOURNE AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6PR	£915,000	29/04/2022	Flat
HOLLY LODGE MANSIONS FLAT 248 OAKESHOTT AVENUE, LONDON, CAMDEN, GREATER LONDON, N6 6EA	£350,000	05/04/2022	Flat
MAKEPEACE MANSIONS FLAT 6 MAKEPEACE AVENUE, HIGHGATE, LONDON, CAMDEN, GREATER LONDON, N6 6HD	£395,886	30/03/2022	Flat
122C CROFTDOWN ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1HB	£525,000	15/03/2022	Flat

Area average: £532,894 (20 sales)

Capital growth trend

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

5y growth 12.4%

10y growth -44.5%

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

1y (index) -3.4%

5y (index) -3%

10y (index) -6.4%

Rental Range

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

Low £2,512/mo

Realistic £2,791/mo

Optimistic £3,070/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Huntingdon: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N6 6DU

Address

Swain's Lane

Nearby

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

Type	Name	Distance
Bus stop	Chester Road / Highgate Library	0.1 miles
Shop	Infinity Beauty Salon	0.1 miles
Shop	Tesco Express	0.3 miles
Train station	Archway	0.5 miles
Train station	Tufnell Park	0.7 miles
University	Central Belsize Square	1.6 miles
University	Paris Dauphine University - London Campus	2.8 miles
Hospital	Proton International @ UCLH	2.9 miles
Hospital	Sleep & Health Clinic	2.9 miles

Street-level crime

Category	Count
Violence and sexual offences	216
Anti-social behaviour	194
Shoplifting	116
Vehicle crime	68
Other theft	48
Public order	42
Theft from the person	30
Burglary	25
Robbery	24
Drugs	16
Bicycle theft	11
Other crime	5
Possession of weapons	2
Total incidents	797

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
Brookfield Primary School	Primary	0.1 miles	Good — 25 Jun 2014
Hargrave Park Primary School	Primary	0.3 miles	Good — 10 Jul 2023
St Joseph's Catholic Primary School	Primary	0.3 miles	Outstanding — 18 Jan 2024
Wildwood Nature School	Other	0.4 miles	— (No rating)
Channing School	Other	0.4 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
1 Bed Flat, Makepeace Mansions, N6	£2,800/mo	1	0.09 miles	OpenRent
1 Bed Flat, Lulot Gardens, N19	£2,150/mo	1	0.21 miles	OpenRent
1 Bed Detached House, Holly Terrace, N6	£2,058/mo	1	0.37 miles	OpenRent
Studio Flat, Linden Mansions, N6	£1,520/mo	1	0.38 miles	OpenRent
1 Bed Flat, Linden Mansions, N6	£1,880/mo	1	0.38 miles	OpenRent
1 Bed Flat, Hill House, N19	£2,225/mo	1	0.45 miles	OpenRent
1 Bed Flat, Junction Rd, N19	£1,790/mo	1	0.48 miles	OpenRent
Studio Flat, Archway, N19	£950/mo	1	0.55 miles	OpenRent

Average rent: £1,922/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £246,125

Target investor price (1%) £196,900

Gross yield 4.7%

Cost-to-rent ratio 21.2×

Monthly cashflow £-222/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.8%

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).