Sold Not Specified

186A

KILBURN HIGH ROAD, LONDON, GREATER LONDON NW6 4JD

58 m² Listed 31 Oct 2024 (-639d)

£975,000

Guide Price

Reduced on 4 Apr 2025

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# Property for sale (NW6 4JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 186A, KILBURN HIGH ROAD, LONDON, GREATER LONDON NW6 4JD |
| Price | £975,000 |
| Last sold | £280,000 Nov 1995 |

## Description

*For sale via secure sale online bidding: terms and conditions apply.*

We are pleased to offer to auction this residential investment comprising comprising 3 flats 900+ year leasehold self-contained flats. Rented to Brent Council at around £115,000 per annum.

Early viewing is recommended.

Please note we have not inspected this property.

## Property Photos

- ![Photo](/listings/photos/154451513/1625049)

## Floorplans

- ![Floor Plan](/listings/photos/154451513/1625050) - Floor Plan

## EPC Graphs

- ![EPC](/listings/photos/154451513/1625051) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 186A KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD | £280,000 | 14/11/1995 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 187 KILBURN HIGH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7HY | £2,000,000 | 10/02/2023 | Other |
| [Same street] 182A KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD | £1,645,000 | 25/11/2022 | Other |
| 157 KILBURN HIGH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7HU | £955,000 | 04/04/2022 | Other |
| 143A - 143C KILBURN HIGH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7HT | £559,000 | 17/03/2022 | Other |
| [Same street] 142 - 162 KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD | £18,000,000 | 05/01/2022 | Other |
| 187 KILBURN HIGH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7HY | £420,000 | 11/11/2021 | Other |

**Street average:** £9,822,500 (2 sales)
**Area average:** £983,500 (4 sales)

## Price vs local average

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

- **Local average:** £1,457,226 (12 Other, NW6, 2024–2026)
- **Deviation:** -33.1%

## Rental Range

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

- **Low:** £2,512/mo
- **Realistic:** £2,791/mo
- **Optimistic:** £3,070/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner North London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Private Garden, NW6 | £2,500/mo | 2 | 0.03 miles | OpenRent |
| 4 Bed Terraced House, Victoria Road, NW6 | £5,500/mo | 4 | 0.09 miles | OpenRent |
| 1 Bed Flat, Gascony Avenue, NW6 | £2,100/mo | 1 | 0.12 miles | OpenRent |
| 2 Bed Flat, Bron Court, NW6 | £3,500/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Messina Avenue, NW6 | £2,300/mo | 2 | 0.24 miles | OpenRent |
| [Torridon House, London, NW6](http://87.117.209.195:8080/listings/096e5d7) | £1,750/mo | 1 | 0.53 miles | Rightmove |

**Average rent: £2,942/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.9×
- **Monthly cashflow:** £-1,705/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.2%

*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:** 45%
- **10y growth:** 661.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.8%
- **5y growth (index):** -1.2%
- **10y growth (index):** -4.3%

## 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)

Listing type

Auction

Photo 1

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Property details

Listing category

Auction

Floor area

58 m²

Last sold

£280,000 Nov 1995

Local average

£1,457,226 (-33.1%)

Deprivation

Decile 1 (3,018 of 33,755)

Street crime

1319 incidents within 1 mile (May 2026)

Key features

Prime location
Excellent refurbishment or conversion opportunity
Within walking distance to Willesden Green station & Killburn Park Station
Off street parking
Potential ability to extend
Leasehold titles

Additional details

Parking: Permit

Description

*For sale via secure sale online bidding: terms and conditions apply.*

We are pleased to offer to auction this residential investment comprising comprising 3 flats 900+ year leasehold self-contained flats. Rented to Brent Council at around £115,000 per annum.

Early viewing is recommended.

Please note we have not inspected this property.

Listed by

Pattinsons Auction- National Auctioneer

Pattinsons

Reference: 154451513

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Sold	14/11/1995 (30 years ago)	£280,000	—

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
187 KILBURN HIGH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7HY	£2,000,000	10/02/2023	Other
Same street 182A KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD	£1,645,000	25/11/2022	Other
157 KILBURN HIGH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7HU	£955,000	04/04/2022	Other
143A - 143C KILBURN HIGH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7HT	£559,000	17/03/2022	Other
Same street 142 - 162 KILBURN HIGH ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 4JD	£18,000,000	05/01/2022	Other
187 KILBURN HIGH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7HY	£420,000	11/11/2021	Other

Street average: £9,822,500 (2 sales)

Area average: £983,500 (4 sales)

Capital growth trend

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

5y growth 45%

10y growth 661.2%

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

1y (index) -2.8%

5y (index) -1.2%

10y (index) -4.3%

Rental Range

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

Low £2,512/mo

Realistic £2,791/mo

Optimistic £3,070/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 NW6 4JD

Nearby

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

Type	Name	Distance
Shop	Laven Fruit Stall	0.1 miles
Shop	Melody Hair & Beauty	0.1 miles
Bus stop	Priory Park Road	0.1 miles
Bus stop	Kingsgate Place	0.1 miles
Train station	Kilburn High Road	0.3 miles
Train station	Kilburn Park	0.4 miles
University	Kennet West Skills Centre	1.0 miles
University	Central Belsize Square	1.3 miles
Hospital	The Portland Hospital	2.6 miles
Hospital	Sleep & Health Clinic	2.7 miles

Street-level crime

Category	Count
Anti-social behaviour	362
Violence and sexual offences	254
Shoplifting	196
Other theft	133
Vehicle crime	75
Public order	65
Burglary	61
Theft from the person	48
Drugs	44
Robbery	41
Bicycle theft	16
Possession of weapons	11
Other crime	10
Criminal damage and arson	3
Total incidents	1319

Within 1 mile during May 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
Kilburn Grange School	Primary	0.0 miles	Good — 30 Jul 2018
St Eugene de Mazenod Roman Catholic Primary School	Primary	0.2 miles	Outstanding — 26 Nov 2023
St Mary's Kilburn Church of England Primary School	Primary	0.2 miles	Outstanding — 5 Oct 2023
Kingsgate Primary School	Primary	0.2 miles	Outstanding — 11 Dec 2023
Christ Church CofE Primary School	Primary	0.3 miles	Good — 21 May 2024

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Private Garden, NW6	£2,500/mo	2	0.03 miles	OpenRent
4 Bed Terraced House, Victoria Road, NW6	£5,500/mo	4	0.09 miles	OpenRent
1 Bed Flat, Gascony Avenue, NW6	£2,100/mo	1	0.12 miles	OpenRent
2 Bed Flat, Bron Court, NW6	£3,500/mo	2	0.19 miles	OpenRent
2 Bed Flat, Messina Avenue, NW6	£2,300/mo	2	0.24 miles	OpenRent
Torridon House, London, NW6	£1,750/mo	1	0.53 miles	Rightmove

Average rent: £2,942/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £300,000

Target investor price (1%) £240,000

Gross yield 3%

Cost-to-rent ratio 33.9×

Monthly cashflow £-1,705/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.2%

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).

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