# 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 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 85 m² |
| 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 |

**Street average:** £946,725 (10 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).*

## Price per Square Metre

- **£/m²:** £7,059/m²

## Capital growth trend

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

- **5y growth:** 11.3%
- **10y growth:** 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)