# 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 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 10/11/2026
- **Current heating cost:** £230/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9698-1954-7349-4136-7954)

## 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.

## 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 £/sq. ft valuation](/listings/photos/155990243/340868) - Floorplan area for info only, not for £/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:** -11.7%
- **10y growth:** -18.4%

## 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)