Sold STC Flat

FLAT 1

48 CREDITON HILL, LONDON, GREATER LONDON NW6 1HR

2 beds 85 m² Listed 24 Jan 2012 (-5251d)

£600,000

Guide Price

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# 2 bedroom flat for sale (NW6 1HR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 48 CREDITON HILL, LONDON, GREATER LONDON NW6 1HR |
| Price | £600,000 |
| Bedrooms | 2 |
| Last sold | £540,000 May 2012 |

## Description

A fantastic refurbishment opportunity of a ground floor 2 bedroom apartment with a wonderful 49' private rear garden, in this prime West Hampstead address backing onto Cumberland Lawn Tennis Club.

## Property Photos

- ![Photo](/listings/photos/36693083/419542)
- ![Photo](/listings/photos/36693083/419544)
- ![Photo](/listings/photos/36693083/419546)
- ![Photo](/listings/photos/36693083/419547)
- ![Photo](/listings/photos/36693083/419548)
- ![Photo](/listings/photos/36693083/419549)
- ![EPC](/listings/photos/36693083/419550) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/36693083/419551) - Floorplan 1
- ![Floorplan 2](/listings/photos/36693083/419552) - Floorplan 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 48 FLAT 1 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £540,000 | 25/05/2012 | 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 |
|---------|-------|------|------|
| HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL | £870,000 | 19/12/2025 | Flat |
| HARVARD COURT FLAT 5 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HJ | £825,000 | 05/12/2025 | Flat |
| HILLSIDE COURT, 409 FLAT 46 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HQ | £740,000 | 25/07/2025 | Flat |
| 411B FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HJ | £805,000 | 04/07/2025 | Flat |
| QUEENS COURT FLAT 14 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UT | £795,000 | 18/12/2024 | Flat |
| 19 FLAT 1 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ | £1,165,000 | 06/12/2024 | Flat |
| [Same street] 70 - 72 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £540,000 | 29/11/2024 | Flat |
| [Same street] 62 - 64 FLAT 6 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £900,000 | 08/08/2024 | Flat |
| CUMBERLAND MANSIONS FLAT 7 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LL | £700,000 | 24/11/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 37 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,700,000 | 10/11/2023 | Flat |
| YALE COURT FLAT 61 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JQ | £745,000 | 08/09/2023 | Flat |
| YALE COURT FLAT 18 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JF | £640,000 | 05/07/2023 | Flat |
| HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL | £900,000 | 02/06/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 35 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,360,000 | 02/06/2023 | Flat |
| 4 SECOND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HP | £1,440,000 | 19/05/2023 | Flat |
| BUCKINGHAM MANSIONS, 353 FLAT 38 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS | £1,425,000 | 14/04/2023 | Flat |
| [Same street] 52 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £624,750 | 16/12/2022 | Flat |
| 18 FLAT 1-5 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SH | £755,000 | 16/12/2022 | Flat |
| 21 FLAT 4 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ | £574,000 | 23/11/2022 | Flat |
| YALE COURT FLAT 79 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH | £635,000 | 23/11/2022 | Flat |
| YALE COURT FLAT 76 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH | £800,000 | 07/11/2022 | Flat |
| 214 FLAT 2 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UU | £417,700 | 01/11/2022 | Flat |
| 55A FLAT 1 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HS | £650,000 | 01/11/2022 | Flat |
| [Same street] 58 FLAT 3 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,320,000 | 18/10/2022 | Flat |
| [Same street] 48 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £795,000 | 11/10/2022 | Flat |
| [Same street] 52 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £750,000 | 09/09/2022 | Flat |
| [Same street] 74 GROUND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,500,000 | 11/04/2022 | Flat |
| [Same street] 48 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £537,500 | 30/03/2022 | Flat |
| [Same street] 58 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,175,000 | 08/03/2022 | Flat |
| [Same street] 62 - 64 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £1,325,000 | 10/12/2021 | Flat |
| [Same street] 52 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR | £582,500 | 11/06/2021 | Flat |

**Street average:** £913,614 (11 sales)
**Area average:** £897,085 (20 sales)

## Price vs local average

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

- **Local average:** £670,495 (165 Flat, NW6, 2024–2026)
- **Deviation:** -10.5%

## Rental Range

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

- **Low:** £2,452/mo
- **Realistic:** £2,724/mo
- **Optimistic:** £2,996/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,789/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, Pulse Apartments, NW6 | £3,500/mo | 2 | 0.22 miles | OpenRent |

**Average rent: £3,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 7%
- **Cost-to-rent:** 14.3×
- **Monthly cashflow:** £762/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.3%

*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).*

## Capital growth trend

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

- **5y growth:** 7.5%
- **10y growth:** 10.8%

## House Price Index (HM Land Registry)

*Official index for Camden; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -8.2%
- **5y growth (index):** -5.5%
- **10y growth (index):** -10.8%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 EPC

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Property details

Tenure

LEASEHOLD

Floor area

85 m²

Last sold

£540,000 May 2012

Local average

£670,495 (-10.5%)

Deprivation

Decile 8 (23,678 of 33,755)

Street crime

1013 incidents within 1 mile (Apr 2026)

Key features

2 bedrooms
reception room
kitchen
bathroom
49' private garden
backing onto tennis club.

Additional details

Garden: Yes

Description

A fantastic refurbishment opportunity of a ground floor 2 bedroom apartment with a wonderful 49' private rear garden, in this prime West Hampstead address backing onto Cumberland Lawn Tennis Club.

Listed by

Hampstead

Countrywide Hamptons Sales - Connells

Reference: 36693083

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

Price history

Event	Date	Price	% change
Sold	25/05/2012 (14 years ago)	£540,000	—

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
HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL	£870,000	19/12/2025	Flat
HARVARD COURT FLAT 5 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HJ	£825,000	05/12/2025	Flat
HILLSIDE COURT, 409 FLAT 46 FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HQ	£740,000	25/07/2025	Flat
411B FINCHLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 6HJ	£805,000	04/07/2025	Flat
QUEENS COURT FLAT 14 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UT	£795,000	18/12/2024	Flat
19 FLAT 1 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ	£1,165,000	06/12/2024	Flat
Same street 70 - 72 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£540,000	29/11/2024	Flat
Same street 62 - 64 FLAT 6 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£900,000	08/08/2024	Flat
CUMBERLAND MANSIONS FLAT 7 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LL	£700,000	24/11/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 37 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,700,000	10/11/2023	Flat
YALE COURT FLAT 61 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JQ	£745,000	08/09/2023	Flat
YALE COURT FLAT 18 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JF	£640,000	05/07/2023	Flat
HARVARD COURT FLAT 30 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1HL	£900,000	02/06/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 35 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,360,000	02/06/2023	Flat
4 SECOND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HP	£1,440,000	19/05/2023	Flat
BUCKINGHAM MANSIONS, 353 FLAT 38 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1LS	£1,425,000	14/04/2023	Flat
Same street 52 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£624,750	16/12/2022	Flat
18 FLAT 1-5 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SH	£755,000	16/12/2022	Flat
21 FLAT 4 FAWLEY ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1SJ	£574,000	23/11/2022	Flat
YALE COURT FLAT 79 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH	£635,000	23/11/2022	Flat
YALE COURT FLAT 76 HONEYBOURNE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1JH	£800,000	07/11/2022	Flat
214 FLAT 2 WEST END LANE, LONDON, CAMDEN, GREATER LONDON, NW6 1UU	£417,700	01/11/2022	Flat
55A FLAT 1 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HS	£650,000	01/11/2022	Flat
Same street 58 FLAT 3 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,320,000	18/10/2022	Flat
Same street 48 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£795,000	11/10/2022	Flat
Same street 52 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£750,000	09/09/2022	Flat
Same street 74 GROUND FLOOR FLAT CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,500,000	11/04/2022	Flat
Same street 48 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£537,500	30/03/2022	Flat
Same street 58 FLAT 2 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,175,000	08/03/2022	Flat
Same street 62 - 64 FLAT 4 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£1,325,000	10/12/2021	Flat
Same street 52 FLAT 5 CREDITON HILL, LONDON, CAMDEN, GREATER LONDON, NW6 1HR	£582,500	11/06/2021	Flat

Street average: £913,614 (11 sales)

Area average: £897,085 (20 sales)

Capital growth trend

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

5y growth 7.5%

10y growth 10.8%

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

1y (index) -8.2%

5y (index) -5.5%

10y (index) -10.8%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: UPAVON ENTERPRISES LIMITED (02773709)

Rental Range

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

Low £2,452/mo

Realistic £2,724/mo

Optimistic £2,996/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW6 1HR

Nearby

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

Type	Name	Distance
Bus stop	Alvanley Gardens	0.1 miles
Bus stop	West End Lane	0.1 miles
Shop	All Aboard	0.1 miles
Shop	GAIL's	0.1 miles
Train station	Finchley Road & Frognal	0.3 miles
Train station	West Hampstead Thameslink	0.3 miles
University	Central Belsize Square	0.9 miles
University	Kennet West Skills Centre	1.9 miles
Hospital	The Portland Hospital	2.8 miles
Hospital	Sleep & Health Clinic	2.9 miles

Street-level crime

Category	Count
Anti-social behaviour	224
Violence and sexual offences	210
Shoplifting	88
Theft from the person	85
Other theft	84
Vehicle crime	65
Public order	63
Burglary	53
Criminal damage and arson	53
Drugs	41
Robbery	24
Bicycle theft	8
Other crime	8
Possession of weapons	7
Total incidents	1013

Within 1 mile during Apr 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
Emmanuel Church of England Primary School	Primary	0.2 miles	Good — 11 Feb 2019
University College School	Other	0.4 miles	— (No rating)
St Margaret's School	Other	0.4 miles	— (No rating)
Southbank International School Hampstead	Other	0.5 miles	— (No rating)
West Hampstead Primary School	Primary	0.5 miles	Good — 10 Sep 2012

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, Pulse Apartments, NW6	£3,500/mo	2	0.22 miles	OpenRent

Average rent: £3,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.58%

Max investor price (0.8%) £437,500

Target investor price (1%) £350,000

Gross yield 7%

Cost-to-rent ratio 14.3×

Monthly cashflow £762/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.3%

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).

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