Sold STC House

3 PARKHILL ROAD

LONDON, GREATER LONDON NW3 2YH

2 baths 3,111 sq ft Listed 17 May 2024 (-757d)

£4,995,000

Reduced on 8 Oct 2024

Save

# 6 bedroom house for sale (NW3 2YH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 3 PARKHILL ROAD, LONDON, GREATER LONDON NW3 2YH |
| Price | £4,995,000 |
| Bathrooms | 2 |
| Council tax | H |
| Construction age | England and Wales: before 1900 |
| Floor area | 289 m² |
| Last sold | £4,750,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 30/08/2033
- **Current heating cost:** £5,854/year
- **Est. upgrade cost to C:** £18,500

### Recommendations
- Q (£4,000 - £14,000)
- D (£80 - £120)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0020-7586-0094-9004-0723)

## Description

Set behind a walled front garden with gated parking, an exceptional Victorian family house located in the heart of Belsize Park offering a blend of classic elegance and contemporary luxury. The spacious living areas within the property feature exceptional ceiling heights and are flooded with natural light whilst ornate period detailing throughout the property add to its grandeur. Entered via a welcoming entrance vestibule with a stain glass door to the hallway opening on to two fantastic reception rooms on the raised ground floor, both of which benefit from feature fireplaces, beautiful wood flooring and one with floor to ceiling windows opening onto a balcony with stairs down to the garden. On the ground floor is a well fitted kitchen/breakfast room with Aga and wonderful views over the mature front garden, a 22’ dining room with garden access, utility room, guest cloakroom, extensive storage areas and separate side entrance. The six generous bedrooms are arranged over the upper two floors with a principal bedroom and en-suite, two further bedrooms and separate w/c on the first floor. On the second floor are three further bedrooms ,family shower room and wc. There is also access to the loft. This house has gated off-street parking with an electric charging point and a 27’ detached garage and also benefits from having a beautifully landscaped west facing garden which extend to over 85’ to the rear of the house. Parkhill Road is a highly sought after residential street with excellent access to transport links and local amenities. The Northern Line can be accessed easily from Belsize Park station (approximately 0.4m) the Overground line is accessible via Hampstead Heath station (approximately 0.7m) and (0.8 miles) approximately15 minutes walk to Swiss Cottage jubilee line.  Some of the many benefits of this location include the proximity to many charming boutiques, shops and restaurants in Belsize Park, Steeles Village, England’s Lane, Primrose Hill and Camden Town. The property is also close to a number of local schools and the open green spaces of Hampstead Heath.

## Property Photos

- ![Picture No. 14](/listings/photos/148131881/583412) - Picture No. 14
- ![Picture No. 06](/listings/photos/148131881/583415) - Picture No. 06
- ![Picture No. 07](/listings/photos/148131881/583418) - Picture No. 07
- ![Picture No. 04](/listings/photos/148131881/583420) - Picture No. 04
- ![Picture No. 03](/listings/photos/148131881/583422) - Picture No. 03
- ![Picture No. 08](/listings/photos/148131881/583424) - Picture No. 08
- ![Picture No. 09](/listings/photos/148131881/583426) - Picture No. 09
- ![Picture No. 05](/listings/photos/148131881/583428) - Picture No. 05
- ![Picture No. 02](/listings/photos/148131881/583429) - Picture No. 02
- ![Picture No. 01](/listings/photos/148131881/583430) - Picture No. 01
- ![Picture No. 15](/listings/photos/148131881/583431) - Picture No. 15
- ![Picture No. 16](/listings/photos/148131881/583432) - Picture No. 16
- ![Picture No. 17](/listings/photos/148131881/583433) - Picture No. 17
- ![Picture No. 10](/listings/photos/148131881/583434) - Picture No. 10
- ![Picture No. 11](/listings/photos/148131881/583435) - Picture No. 11
- ![Picture No. 12](/listings/photos/148131881/583436) - Picture No. 12

## Floorplans

- ![Picture No. 18](/listings/photos/148131881/583437) - Picture No. 18

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/148131881/583438) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2217911
- **Address:** 3 Parkhill Road, LONDON, NW3 2YH
- **Certificate Issued:** 16/11/2004
- **Work Completed:** 13/10/2004
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH | £4,750,000 | 07/03/2025 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 93 HAVERSTOCK HILL, LONDON, CAMDEN, GREATER LONDON, NW3 4RL | £675,000 | 31/07/2025 | Other |
| [Same street] 23 FLAT 1 PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH | £1,232,500 | 29/08/2023 | Flat |
| [Same street] 13B PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH | £805,000 | 07/07/2023 | Flat |
| 2 PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YN | £6,510,000 | 09/12/2022 | Other |
| [Same street] 13E PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH | £2,250,000 | 17/01/2022 | Terraced |
| [Same street] 13B PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH | £708,000 | 28/06/2021 | Flat |
| [Same street] 27 FLAT 4 PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH | £1,010,650 | 22/06/2021 | Flat |
| [Same street] 5A PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH | £1,000,000 | 18/06/2021 | Flat |

**Street average:** £1,167,692 (6 sales)
**Area average:** £3,592,500 (2 sales)

## Price vs local average

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

- **Local average:** £1,594,438 (8 Other, NW3, 2024–2026)
- **Deviation:** +213.3%

## 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).*

## 1% Rule

- **Rent ratio:** 0.05% (weak for cashflow)
- **Max investor price (0.8%):** £340,500
- **Target investor price (1%):** £272,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £17,284/m²

## Capital growth trend

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

- **5y growth:** 134.3%
- **10y growth:** 82.3%

## House Price Index (HM Land Registry)

*Official index for Camden; All dwelling types series; as of March 2026.*

- **1y growth (index):** -7.3%
- **5y growth (index):** -3.7%
- **10y growth (index):** -8.7%

## 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)

Picture No. 14 Picture No. 06 Picture No. 07 Picture No. 04 Picture No. 03 Picture No. 08 Picture No. 09 Picture No. 05 Picture No. 02 Picture No. 01 Picture No. 15 Picture No. 16 Picture No. 17 Picture No. 10 Picture No. 11 Picture No. 12

/ 16

Property details

Tenure

FREEHOLD

Floor area

289 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£4,750,000 Mar 2025

Price per m²

£17,284/m²

Local average

£1,594,438 (+213.3%)

Deprivation

Decile 5 (15,589 of 33,755)

Street crime

1099 incidents within 1 mile (Apr 2026)

Key features

2 Bathrooms
6 Bedrooms
3 Receptions
House
Garden
Off Street Parking
Garage
Freehold

Additional details

Parking: Yes
Garden: Yes

Description

Set behind a walled front garden with gated parking, an exceptional Victorian family house located in the heart of Belsize Park offering a blend of classic elegance and contemporary luxury. The spacious living areas within the property feature exceptional ceiling heights and are flooded with natural light whilst ornate period detailing throughout the property add to its grandeur. Entered via a welcoming entrance vestibule with a stain glass door to the hallway opening on to two fantastic reception rooms on the raised ground floor, both of which benefit from feature fireplaces, beautiful wood flooring and one with floor to ceiling windows opening onto a balcony with stairs down to the garden. On the ground floor is a well fitted kitchen/breakfast room with Aga and wonderful views over the mature front garden, a 22’ dining room with garden access, utility room, guest cloakroom, extensive storage areas and separate side entrance. The six generous bedrooms are arranged over the upper two floors with a principal bedroom and en-suite, two further bedrooms and separate w/c on the first floor. On the second floor are three further bedrooms ,family shower room and wc. There is also access to the loft. This house has gated off-street parking with an electric charging point and a 27’ detached garage and also benefits from having a beautifully landscaped west facing garden which extend to over 85’ to the rear of the house. Parkhill Road is a highly sought after residential street with excellent access to transport links and local amenities. The Northern Line can be accessed easily from Belsize Park station (approximately 0.4m) the Overground line is accessible via Hampstead Heath station (approximately 0.7m) and (0.8 miles) approximately15 minutes walk to Swiss Cottage jubilee line. Some of the many benefits of this location include the proximity to many charming boutiques, shops and restaurants in Belsize Park, Steeles Village, England’s Lane, Primrose Hill and Camden Town. The property is also close to a number of local schools and the open green spaces of Hampstead Heath.

Listed by

Hampstead - Sales

Goldschmidt & Howland

Reference: 148131881

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 31/08/2023

Expiry date: 30/08/2033

Current heating cost: £5,854/year

Potential heating cost: £3,734/year

Est. upgrade cost to C: £18,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Draughtproof single-glazed windows (£80 - £120)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 18

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2217911

Property Details

Street: 3 Parkhill Road

Town: LONDON

Postcode: NW3 2YH

Installation Details

Items: 1 door

Certificate Issued: 16/11/2004

Work Completed: 13/10/2004

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	07/03/2025 (1 year ago)	£4,750,000	—

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
93 HAVERSTOCK HILL, LONDON, CAMDEN, GREATER LONDON, NW3 4RL	£675,000	31/07/2025	Other
Same street 23 FLAT 1 PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH	£1,232,500	29/08/2023	Flat
Same street 13B PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH	£805,000	07/07/2023	Flat
2 PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YN	£6,510,000	09/12/2022	Other
Same street 13E PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH	£2,250,000	17/01/2022	Terraced
Same street 13B PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH	£708,000	28/06/2021	Flat
Same street 27 FLAT 4 PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH	£1,010,650	22/06/2021	Flat
Same street 5A PARKHILL ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2YH	£1,000,000	18/06/2021	Flat

Street average: £1,167,692 (6 sales)

Area average: £3,592,500 (2 sales)

Capital growth trend

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

5y growth 134.3%

10y growth 82.3%

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

1y (index) -7.3%

5y (index) -3.7%

10y (index) -8.7%

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: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View NW3 2YH

Nearby

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

Type	Name	Distance
Bus stop	Haverstock Hill	0.1 miles
Bus stop	England's Lane	0.1 miles
Shop	Steele’s Village Flowers	0.1 miles
Shop	Holders Fine Furniture	0.2 miles
Train station	Belsize Park	0.3 miles
Train station	Chalk Farm	0.4 miles
University	Central Belsize Square	0.5 miles
University	LBS Behaviour Lab	1.6 miles
Hospital	Sleep & Health Clinic	1.9 miles
Hospital	The Portland Hospital	1.9 miles

Street-level crime

Category	Count
Anti-social behaviour	265
Violence and sexual offences	245
Theft from the person	102
Other theft	94
Shoplifting	91
Public order	68
Vehicle crime	64
Drugs	44
Burglary	39
Criminal damage and arson	35
Robbery	34
Bicycle theft	10
Other crime	4
Possession of weapons	4
Total incidents	1099

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
The Village School	Other	0.0 miles	Outstanding — 9 Mar 2020
Fine Arts College	Other	0.2 miles	— (No rating)
Haverstock School	Secondary	0.3 miles	Good — 18 Jul 2019
Fleet Primary School	Primary	0.4 miles	Good — 27 Feb 2012
Rhyl Community Primary School	Primary	0.4 miles	Outstanding — 18 Mar 2024

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.05%

Max investor price (0.8%) £340,500

Target investor price (1%) £272,400

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).