# 2 bedroom flat for sale (W5 1TA) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 7, 11 CASTLEBAR HILL, LONDON, GREATER LONDON W5 1TA | | Price | £659,950 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £612,500 Feb 2019 | ## Description An opportunity to purchase this unique top floor apartment within one of Ealing’s most iconic period buildings. If you’re looking for a property that is distinctively stylish, this is one not to miss. Castlebar Lodge was formerly known as Wyke House and was commissioned by Abram Kellett in the early 1890's. Well proportioned with a front facing 19ft reception room with space for a dining table, modern fitted separate kitchen, four piece family size bathroom, 15ft second double bedroom and an impressive 19ft rear facing double bedroom. Ample storage eaves areas. Off the reception room is the access to the viewing tower which has an internal staircase leading to a landing from which you have a 360 degree panoramic view of the local area and beyond. **Situation** Located on Castlebar Hill and just 0.1 miles away is the outstanding Notting Hill & Ealing High School. Many other prestigious schools are nearby in St Benedict’s, Durston House, Harvington Prep School and St Augustine’s. The property is conveniently situated for both Ealing Broadway and West Ealing stations which provide access to the Central Line and District line tubes as well as the Overground and, of course, Crossrail (due in 2019) and at less than half a mile is the award winning Pitshanger Lane with fantastic range of shops, bars and restaurants. **Outside** Viewing Tower; An absolutely wonderful and unique feature to the property with an internal staircase just off the reception room to this 7'11" x 7'11" circular viewing tower. This opens to a terrace which can be walked on to enjoy the fantastic views from the viewing tower. Entrance; Secure central communal door into a grand hallway with its magnificent staircase. Garage; Use of half a double garage. Communal Garden; Residents only garden at the rear of the garage providing a private and tranquil retreat. **Additional Information** This property is to be sold with a Share of Freehold alongside a lease which was granted on 29 September 2011 for a term of 999 years. The seller confirms the service charge was £172.32 per month as of 1st March 2018 and there are no ground rent costs. ## Property Photos - ![Picture No. 10](/listings/photos/66542839/376114) - Picture No. 10 - ![Picture No. 06](/listings/photos/66542839/376115) - Picture No. 06 - ![Picture No. 31](/listings/photos/66542839/376117) - Picture No. 31 - ![Picture No. 25](/listings/photos/66542839/376120) - Picture No. 25 - ![Picture No. 03](/listings/photos/66542839/376122) - Picture No. 03 - ![Picture No. 02](/listings/photos/66542839/376124) - Picture No. 02 - ![Picture No. 22](/listings/photos/66542839/376126) - Picture No. 22 - ![Picture No. 12](/listings/photos/66542839/376128) - Picture No. 12 - ![Picture No. 14](/listings/photos/66542839/376130) - Picture No. 14 - ![Picture No. 09](/listings/photos/66542839/376132) - Picture No. 09 - ![Picture No. 11](/listings/photos/66542839/376134) - Picture No. 11 - ![Picture No. 07](/listings/photos/66542839/376136) - Picture No. 07 - ![Picture No. 08](/listings/photos/66542839/376138) - Picture No. 08 - ![Picture No. 05](/listings/photos/66542839/376140) - Picture No. 05 - ![Picture No. 13](/listings/photos/66542839/376142) - Picture No. 13 - ![Picture No. 24](/listings/photos/66542839/376144) - Picture No. 24 - ![Picture No. 26](/listings/photos/66542839/376146) - Picture No. 26 ## Floorplans - ![Floorplan](/listings/photos/66542839/376148) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/66542839/376150) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 11 FLAT 7 CASTLEBAR HILL, LONDON, EALING, GREATER LONDON, W5 1TA | £612,500 | 22/02/2019 | 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 | |---------|-------|------|------| | KINGS COURT FLAT 11 CASTLEBAR PARK, LONDON, EALING, GREATER LONDON, W5 1BY | £575,000 | 27/02/2025 | Flat | | WARREN COURT, 10 FLAT 5 CASTLEBAR PARK, LONDON, EALING, GREATER LONDON, W5 1BX | £610,000 | 04/12/2023 | Flat | | DENE COURT FLAT 24 MOUNT AVENUE, LONDON, EALING, GREATER LONDON, W5 1TH | £490,000 | 31/10/2023 | Flat | | NEWMAN COURT, 6 13 CASTLEBAR PARK, LONDON, EALING, GREATER LONDON, W5 1BX | £600,000 | 01/06/2023 | Flat | | 9 FLAT 2 MONTPELIER AVENUE, LONDON, EALING, GREATER LONDON, W5 2XP | £690,000 | 09/05/2023 | Flat | | ESSAN HOUSE FLAT 11 VICTORIA ROAD, LONDON, EALING, GREATER LONDON, W5 1TB | £331,000 | 04/05/2023 | Flat | | DENE COURT FLAT 21 MOUNT AVENUE, LONDON, EALING, GREATER LONDON, W5 1TH | £550,000 | 27/04/2023 | Flat | | DENE COURT FLAT 20 MOUNT AVENUE, LONDON, EALING, GREATER LONDON, W5 1TH | £490,000 | 22/03/2023 | Flat | | WILLIAM COURT FLAT 19 BUCKINGHAM CLOSE, LONDON, EALING, GREATER LONDON, W5 1TU | £320,000 | 09/12/2022 | Flat | | THE CEDARS 28 HERONSFORDE, LONDON, EALING, GREATER LONDON, W13 8JF | £590,000 | 14/10/2022 | Flat | | THE CEDARS 18 HERONSFORDE, LONDON, EALING, GREATER LONDON, W13 8JF | £700,000 | 14/09/2022 | Flat | | DENE COURT FLAT 13 MOUNT AVENUE, LONDON, EALING, GREATER LONDON, W5 1TH | £500,000 | 15/08/2022 | Flat | | ROSS COURT FLAT 2 CLEVELAND ROAD, EALING, LONDON, GREATER LONDON, W13 8ED | £340,000 | 28/07/2022 | Flat | | COURTLANDS FLAT 6 CASTLEBAR HILL, LONDON, EALING, GREATER LONDON, W5 1TF | £530,000 | 27/07/2022 | Flat | | GLENEAGLES 22 MALVERN WAY, LONDON, EALING, GREATER LONDON, W13 8DZ | £425,000 | 20/06/2022 | Flat | | DENE COURT FLAT 22 MOUNT AVENUE, LONDON, EALING, GREATER LONDON, W5 1TH | £522,000 | 10/06/2022 | Flat | | ROSS COURT FLAT 13 CLEVELAND ROAD, EALING, LONDON, GREATER LONDON, W13 8ED | £395,000 | 31/05/2022 | Flat | | THE GRANGE FLAT 5 THE KNOLL, LONDON, EALING, GREATER LONDON, W13 8JJ | £572,500 | 20/05/2022 | Flat | | THE CEDARS 11 HERONSFORDE, LONDON, EALING, GREATER LONDON, W13 8JF | £540,000 | 10/05/2022 | Flat | | ESSAN HOUSE FLAT 9 VICTORIA ROAD, LONDON, EALING, GREATER LONDON, W5 1TB | £430,000 | 25/03/2022 | Flat | **Area average:** £510,025 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £490,018 (76 Flat, W5, 2024–2026) - **Deviation:** +34.7% ## Rental Range *ONS Price Index of Private Rents (Ealing). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,851/mo - **Realistic:** £2,057/mo - **Optimistic:** £2,263/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Inner West London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,621/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, Eaton Court, W5 | £2,145/mo | 2 | 0.32 miles | OpenRent | **Average rent: £2,145/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £268,125 - **Target investor price (1%):** £214,500 *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 £2,145/mo).* - **Gross yield:** 3.9% - **Cost-to-rent:** 25.6× - **Monthly cashflow:** £-693/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.3% *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:** -6.3% - **10y growth:** -11.4% ## House Price Index (HM Land Registry) *Official index for Ealing; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -3.8% - **5y growth (index):** 0.3% - **10y growth (index):** 4.7% ## 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)