# 2 bedroom apartment for sale (NW9 4GD)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 74, CITRINE HOUSE, 87, LISMORE BOULEVARD, LONDON, GREATER LONDON NW9 4GD |
| Price | £585,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £550,000 Mar 2025 |

## Description

A spacious purpose built two bed apartment located on the 9th floor of this modern development.

The Owners Love

"The exciting new Colindale tube station opening in December 2024 (2 minutes’ walk from the building)"

"All essential amenities within 1 mile radius"

"The big open plan living room and kitchen full of natural light all year around. Especially during the evenings where the sunlight shines in from the balcony door and windows"

We've Noticed

The flat is in very good condition and has two good size double bedrooms. 

If this flat were to rented out you could earn approx. £2400 per month approx. 5%.

## Property Photos

- ![Picture No. 03](/listings/photos/154365233/206334) - Picture No. 03
- ![Picture No. 14](/listings/photos/154365233/206335) - Picture No. 14
- ![Picture No. 25](/listings/photos/154365233/206336) - Picture No. 25
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- ![Picture No. 13](/listings/photos/154365233/206339) - Picture No. 13
- ![Picture No. 16](/listings/photos/154365233/206340) - Picture No. 16
- ![Picture No. 20](/listings/photos/154365233/206341) - Picture No. 20
- ![Picture No. 04](/listings/photos/154365233/206342) - Picture No. 04
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- ![Picture No. 08](/listings/photos/154365233/206345) - Picture No. 08
- ![Picture No. 09](/listings/photos/154365233/206346) - Picture No. 09
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- ![Picture No. 11](/listings/photos/154365233/206348) - Picture No. 11
- ![Picture No. 12](/listings/photos/154365233/206349) - Picture No. 12
- ![Picture No. 15](/listings/photos/154365233/206350) - Picture No. 15
- ![Picture No. 17](/listings/photos/154365233/206351) - Picture No. 17
- ![Picture No. 18](/listings/photos/154365233/206352) - Picture No. 18
- ![Picture No. 19](/listings/photos/154365233/206353) - Picture No. 19
- ![Picture No. 21](/listings/photos/154365233/206354) - Picture No. 21
- ![Picture No. 22](/listings/photos/154365233/206355) - Picture No. 22
- ![Picture No. 23](/listings/photos/154365233/206356) - Picture No. 23
- ![Picture No. 26](/listings/photos/154365233/206357) - Picture No. 26

## Floorplans

- ![Floorplan](/listings/photos/154365233/206358) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/154365233/206359) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CITRINE HOUSE, 87 FLAT 74 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £550,000 | 07/03/2025 | 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 |
|---------|-------|------|------|
| MAVIS COURT, 4 FLAT 11 RAVEN CLOSE, LONDON, BARNET, GREATER LONDON, NW9 5BJ | £182,000 | 18/12/2025 | Flat |
| MAVIS COURT, 4 FLAT 11 RAVEN CLOSE, LONDON, BARNET, GREATER LONDON, NW9 5BJ | £182,000 | 18/12/2025 | Flat |
| BATTALION, 22 FLAT 55 HERITAGE AVENUE, LONDON, BARNET, GREATER LONDON, NW9 5EW | £417,000 | 28/11/2025 | Flat |
| HOLBOROUGH HOUSE, 32 FLAT 78 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4DX | £375,000 | 14/07/2025 | Flat |
| HOLBOROUGH HOUSE, 32 FLAT 69 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4DX | £445,000 | 28/03/2025 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 28 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £371,000 | 06/12/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 1 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £390,000 | 29/11/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 15 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £575,475 | 31/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 49 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £539,250 | 27/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 65 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £543,875 | 27/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 63 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £570,000 | 26/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 50 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £588,063 | 26/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 30 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £630,000 | 25/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 39 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £563,500 | 24/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 70 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £646,800 | 23/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 36 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £375,000 | 20/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 4 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £522,000 | 19/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 34 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £568,875 | 17/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 43 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £675,000 | 16/10/2023 | Flat |
| [Same street] CITRINE HOUSE, 87 FLAT 9 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4GD | £540,000 | 13/10/2023 | Flat |
| LASSEN HOUSE, 12 FLAT 7 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4BY | £515,000 | 31/03/2023 | Flat |
| 3 EAGLE DRIVE, LONDON, BARNET, GREATER LONDON, NW9 5AG | £200,000 | 19/01/2023 | Flat |
| LASSEN HOUSE, 12 FLAT 3 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4BY | £350,000 | 21/12/2022 | Flat |
| JAVELIN HOUSE, 61 FLAT 19 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4EP | £525,000 | 16/12/2022 | Flat |
| 16 PASTEUR CLOSE, LONDON, BARNET, GREATER LONDON, NW9 5HQ | £215,000 | 21/10/2022 | Flat |
| LASSEN HOUSE, 12 FLAT 11 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4BY | £380,000 | 13/10/2022 | Flat |
| LASSEN HOUSE, 12 FLAT 13 LISMORE BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4BY | £575,000 | 30/09/2022 | Flat |
| KENNINGTON COURT, 33 FLAT 15 HOY CLOSE, LONDON, BARNET, GREATER LONDON, NW9 4ET | £381,500 | 30/09/2022 | Flat |
| GREVILLEA HOUSE, 13 FLAT 2 BUTE CLOSE, LONDON, BARNET, GREATER LONDON, NW9 4FN | £421,000 | 13/09/2022 | Flat |
| HEATH PARADE FLAT 20 CLARKE COURT 1 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 5ZN | £405,000 | 19/08/2022 | Flat |
| HEATH PARADE FLAT 18 ELECTRA COURT 4 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 5ZS | £315,000 | 19/08/2022 | Flat |
| 6 HOY CLOSE, LONDON, BARNET, GREATER LONDON, NW9 4ES | £445,000 | 29/07/2022 | Flat |
| GOLDCREST COURT, 3 FLAT 7 RAVEN CLOSE, LONDON, BARNET, GREATER LONDON, NW9 5BJ | £226,000 | 01/07/2022 | Flat |
| HEATH PARADE FLAT 22 ELECTRA COURT 4 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 5ZS | £420,000 | 30/06/2022 | Flat |
| 23 BUTE CLOSE, LONDON, BARNET, GREATER LONDON, NW9 4FL | £387,000 | 29/06/2022 | Flat |

**Street average:** £539,923 (15 sales)
**Area average:** £368,075 (20 sales)

## Price vs local average

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

- **Local average:** £397,368 (84 Flat, NW9, 2024–2026)
- **Deviation:** +47.2%

## Rental Range

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

- **Low:** £2,061/mo
- **Realistic:** £2,290/mo
- **Optimistic:** £2,519/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/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, Lismore Boulevard, NW9 | £2,450/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Globe Court, NW9 | £2,150/mo | 2 | 0.17 miles | OpenRent |

**Average rent: £2,300/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.2×
- **Monthly cashflow:** £-259/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).*

## Capital growth trend

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

- **5y growth:** -7.4%
- **10y growth:** -17.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -5.5%
- **5y growth (index):** -6.8%
- **10y growth (index):** -1.9%

## 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)