Sold Flat

FLAT 6

8 COXWELL BOULEVARD, LONDON, GREATER LONDON NW9 4AG

2 beds 1 baths 732 sq ft Listed 16 Dec 2024 (-544d)

£350,000

Reduced on 14 Apr 2025

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# 2 bedroom flat for sale (NW9 4AG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 6, 8 COXWELL BOULEVARD, LONDON, GREATER LONDON NW9 4AG |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Floor area | 68 m² |
| Last sold | £345,000 Aug 2025 |

## Description

The property is close to the amenities in Mill Hill with Mill Hill Broadway train station close by, and further benefits from the amenities in Colindale.

Please use the reference CHPK5112813 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/155990243/340858)
- ![Photo](/listings/photos/155990243/340859)
- ![Photo](/listings/photos/155990243/340860)
- ![Photo](/listings/photos/155990243/340861)
- ![Photo](/listings/photos/155990243/340862)
- ![Photo](/listings/photos/155990243/340863)
- ![Photo](/listings/photos/155990243/340864)
- ![Photo](/listings/photos/155990243/340865)
- ![Photo](/listings/photos/155990243/340866)
- ![Photo](/listings/photos/155990243/340867)

## Floorplans

- ![Floorplan area for info only, not for Â£/sq. ft valuation](/listings/photos/155990243/340868) - Floorplan area for info only, not for Â£/sq. ft valuation
- ![Floorplan 2](/listings/photos/155990243/340874) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/155990243/340889) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 FLAT 6 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AG | £345,000 | 01/08/2025 | Flat |
| 8 FLAT 6 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AG | £372,500 | 25/11/2016 | 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 |
|---------|-------|------|------|
| 1 TROBRIDGE PARADE FLAT 16 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AJ | £275,000 | 07/11/2025 | Flat |
| 10 TROBRIDGE PARADE FLAT 5 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AP | £325,000 | 09/06/2025 | Flat |
| ORDE FLAT 8 WITHERS MEAD, LONDON, BARNET, GREATER LONDON, NW9 5UJ | £230,000 | 25/02/2025 | Flat |
| CRANWELL COURT FLAT 8 FIELD MEAD, LONDON, BARNET, GREATER LONDON, NW9 5SF | £297,000 | 22/01/2025 | Flat |
| 13 TROBRIDGE PARADE FLAT 11 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AN | £330,000 | 10/10/2023 | Flat |
| 49 FLAT 20 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AF | £320,000 | 01/03/2023 | Flat |
| CRANWELL COURT FLAT 24 FIELD MEAD, LONDON, BARNET, GREATER LONDON, NW9 5SF | £310,000 | 09/11/2022 | Flat |
| CRANWELL COURT FLAT 4 FIELD MEAD, LONDON, BARNET, GREATER LONDON, NW9 5SF | £290,000 | 05/10/2022 | Flat |
| WHITTAKER FLAT 6 DUNN MEAD, LONDON, BARNET, GREATER LONDON, NW9 5RX | £235,000 | 21/09/2022 | Flat |
| 13 TROBRIDGE PARADE FLAT 10 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AN | £465,000 | 16/09/2022 | Flat |
| 35 FLAT 7 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AD | £330,000 | 09/09/2022 | Flat |
| 10 TROBRIDGE PARADE FLAT 10 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AP | £330,000 | 28/07/2022 | Flat |
| 10 TROBRIDGE PARADE FLAT 12 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AP | £405,000 | 28/06/2022 | Flat |
| [Same street] 8 FLAT 2 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AG | £367,000 | 29/04/2022 | Flat |
| TAIT FLAT 16 WIGGINS MEAD, LONDON, BARNET, GREATER LONDON, NW9 5UE | £215,000 | 29/10/2021 | Flat |
| 27 FLAT 7 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AB | £415,000 | 29/09/2021 | Flat |
| 1 FRANCO AVENUE, LONDON, BARNET, GREATER LONDON, NW9 4AR | £575,000 | 17/09/2021 | Flat |
| 2 FLAT 6 EDGECUMBE AVENUE, LONDON, BARNET, GREATER LONDON, NW9 4AT | £370,000 | 27/08/2021 | Flat |
| 2 FLAT 5 EDGECUMBE AVENUE, LONDON, BARNET, GREATER LONDON, NW9 4AT | £375,000 | 29/06/2021 | Flat |
| 39 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AE | £541,950 | 28/06/2021 | Flat |

**Street average:** £367,000 (1 sale)
**Area average:** £349,155 (19 sales)

## Price vs local average

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

- **Local average:** £397,847 (82 Flat, NW9, 2024–2026)
- **Deviation:** -12%

## Rental Range

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

- **Low:** £1,738/mo
- **Realistic:** £1,931/mo
- **Optimistic:** £2,124/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, Wigeon Court, NW9 | £1,900/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Goldhawk House, NW9 | £2,500/mo | 2 | 0.62 miles | OpenRent |

**Average rent: £2,200/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 7.5%
- **Cost-to-rent:** 13.3×
- **Monthly cashflow:** £577/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.8%

*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).*

## Price per Square Metre

- **£/m²:** £5,147/m²

## Capital growth trend

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

- **5y growth:** -11.4%
- **10y growth:** -19.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.5%
- **5y growth (index):** -4.5%
- **10y growth (index):** -0.2%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

68 m²

Last sold

£345,000 Aug 2025

Price per m²

£5,147/m²

Local average

£397,847 (-12%)

Deprivation

Decile 5 (14,739 of 33,755)

Street crime

486 incidents within 1 mile (Apr 2026)

Key features

Wonderful 2 bedroom flat on the first floor
Bright and spacious reception room with dining space
Smart open-plan kitchen with integrated appliances
2 well-proportioned bedrooms
Parking space included
Lovely private balcony
Well located from amenities and transport links
Family bathroom

Additional details

Parking: Yes
Garden: Rear garden, Back garden

Description

Set on the first floor, this lovely 2 bedroom flat offers a comfortable living space, boasting a bright and spacious open-plan reception room as well as 2 good sized bedrooms and a lovely private balcony.

The property is close to the amenities in Mill Hill with Mill Hill Broadway train station close by, and further benefits from the amenities in Colindale.

Please use the reference CHPK5112813 when contacting Foxtons.

Listed by

Temple Fortune

Foxtons

Reference: 155990243

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for Â£/sq. ft valuation

Floorplan 2

EPC Graphs

EER

Price history

-7% since 2016

Event	Date	Price	% change
Sold	01/08/2025 (10 months ago)	£345,000	-7.4%
Sold	25/11/2016 (9 years ago)	£372,500	—

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
1 TROBRIDGE PARADE FLAT 16 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AJ	£275,000	07/11/2025	Flat
10 TROBRIDGE PARADE FLAT 5 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AP	£325,000	09/06/2025	Flat
ORDE FLAT 8 WITHERS MEAD, LONDON, BARNET, GREATER LONDON, NW9 5UJ	£230,000	25/02/2025	Flat
CRANWELL COURT FLAT 8 FIELD MEAD, LONDON, BARNET, GREATER LONDON, NW9 5SF	£297,000	22/01/2025	Flat
13 TROBRIDGE PARADE FLAT 11 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AN	£330,000	10/10/2023	Flat
49 FLAT 20 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AF	£320,000	01/03/2023	Flat
CRANWELL COURT FLAT 24 FIELD MEAD, LONDON, BARNET, GREATER LONDON, NW9 5SF	£310,000	09/11/2022	Flat
CRANWELL COURT FLAT 4 FIELD MEAD, LONDON, BARNET, GREATER LONDON, NW9 5SF	£290,000	05/10/2022	Flat
WHITTAKER FLAT 6 DUNN MEAD, LONDON, BARNET, GREATER LONDON, NW9 5RX	£235,000	21/09/2022	Flat
13 TROBRIDGE PARADE FLAT 10 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AN	£465,000	16/09/2022	Flat
35 FLAT 7 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AD	£330,000	09/09/2022	Flat
10 TROBRIDGE PARADE FLAT 10 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AP	£330,000	28/07/2022	Flat
10 TROBRIDGE PARADE FLAT 12 GRAHAME PARK WAY, LONDON, BARNET, GREATER LONDON, NW9 4AP	£405,000	28/06/2022	Flat
Same street 8 FLAT 2 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AG	£367,000	29/04/2022	Flat
TAIT FLAT 16 WIGGINS MEAD, LONDON, BARNET, GREATER LONDON, NW9 5UE	£215,000	29/10/2021	Flat
27 FLAT 7 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AB	£415,000	29/09/2021	Flat
1 FRANCO AVENUE, LONDON, BARNET, GREATER LONDON, NW9 4AR	£575,000	17/09/2021	Flat
2 FLAT 6 EDGECUMBE AVENUE, LONDON, BARNET, GREATER LONDON, NW9 4AT	£370,000	27/08/2021	Flat
2 FLAT 5 EDGECUMBE AVENUE, LONDON, BARNET, GREATER LONDON, NW9 4AT	£375,000	29/06/2021	Flat
39 COXWELL BOULEVARD, LONDON, BARNET, GREATER LONDON, NW9 4AE	£541,950	28/06/2021	Flat

Street average: £367,000 (1 sale)

Area average: £349,155 (19 sales)

Capital growth trend

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

5y growth -11.4%

10y growth -19.2%

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

1y (index) -6.5%

5y (index) -4.5%

10y (index) -0.2%

Rental Range

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

Low £1,738/mo

Realistic £1,931/mo

Optimistic £2,124/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW9 4AG

Nearby

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

Type	Name	Distance
Bus stop	Wiggins Mead	0.0 miles
Bus stop	Long Mead	0.1 miles
Shop	Sainsbury's Local	0.5 miles
Shop	Museum shop	0.5 miles
University	Middlesex University	0.6 miles
University	Flood Hazard Research Centre	0.6 miles
Train station	Mill Hill Broadway	0.6 miles
Train station	Colindale	0.7 miles
Hospital	Priory Hospital	5.7 miles
Hospital	North London Hospice Winchmore Hill	6.6 miles

Street-level crime

Category	Count
Violence and sexual offences	157
Anti-social behaviour	98
Vehicle crime	39
Other theft	34
Public order	32
Shoplifting	30
Criminal damage and arson	29
Drugs	18
Burglary	17
Theft from the person	11
Other crime	7
Robbery	7
Possession of weapons	5
Bicycle theft	2
Total incidents	486

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
Blessed Dominic Catholic Primary School	Primary	0.3 miles	Outstanding — 9 Jul 2019
St James' Catholic High School	Secondary	0.3 miles	Good — 26 Apr 2017
The Orion Primary School	Primary	0.3 miles	Outstanding — 16 May 2024
Saracens High School	Secondary	0.3 miles	Good — 21 Sep 2022
Hasmonean High School for Girls	Secondary	0.4 miles	Good — 25 Oct 2023

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, Wigeon Court, NW9	£1,900/mo	2	0.55 miles	OpenRent
2 Bed Flat, Goldhawk House, NW9	£2,500/mo	2	0.62 miles	OpenRent

Average rent: £2,200/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 7.5%

Cost-to-rent ratio 13.3×

Monthly cashflow £577/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.8%

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).