Sold Semi-detached

29 WEST HEATH AVENUE

LONDON, GREATER LONDON NW11 7QJ

4 beds 3 baths 325 m² Listed 30 Jul 2025 (-307d)

£3,950,000

Guide Price

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# 4 bedroom semi-detached house for sale (NW11 7QJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 29 WEST HEATH AVENUE, LONDON, GREATER LONDON NW11 7QJ |
| Price | £3,950,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | H |
| Last sold | £3,850,000 Dec 2024 |

## Description

A lateral four double bedroom semi-detached family house tastefully presented throughout, set back from the road behind a secure gated driveway and situated on this ever popular tree-lined road moments from Golders Hill Park. Accessed via a welcoming spacious entrance hall, the ground floor has an excellent layout, ideal for entertaining and everyday living, comprising bay fronted reception rooms with Chesney fireplaces, a separate study and a bright 32'9 kitchen/family room with David Salisbury designed and fitted orangery.  The house has an easy flow via the orangery and reception room onto a generous, well stocked patio with steps down to a mature 80' south facing rear garden which overlooks a woodland. The first floor enjoys a 20'3 principal bedroom, two further double bedrooms, two bathrooms and a utility room. The second floor offers the fourth double bedroom, shower room and accessable eaves storage. The large fourth bedroom could be divided to provide two separate bedrooms. This wonderful family home also includes a single garage and extensive off street parking for four/five cars. Conveniently located within walking distance of the wide choice of transport facilities at Golders Green Station (Northern Line), the many local shops, cafes and restaurants as well as being well placed for the many excellent schools this area and adjoining Hampstead are renowned for. There is potential to extend to the side of the house and above the garage, subject to planning permission.

For viewings please contact either the Hampstead Office on   or Temple Fortune Office  .

NB: These images represent the property during a previous occupancy.

Council Tax band H

## Property Photos

- ![Picture No. 20](/listings/photos/165110972/566367) - Picture No. 20
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- ![Picture No. 07](/listings/photos/165110972/566416) - Picture No. 07
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- ![Picture No. 19](/listings/photos/165110972/566430) - Picture No. 19
- ![Picture No. 17](/listings/photos/165110972/566431) - Picture No. 17
- ![Picture No. 18](/listings/photos/165110972/566434) - Picture No. 18

## Floorplans

- ![Floorplan](/listings/photos/165110972/566438) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/165110972/566448) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #7523126
- **Address:** 29 West Heath Avenue, LONDON, NW11 7QJ
- **Certificate Issued:** 21/07/2010
- **Work Completed:** 09/07/2010
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 29 WEST HEATH AVENUE, LONDON, BARNET, GREATER LONDON, NW11 7QJ | £3,850,000 | 20/12/2024 | Semi-detached |
| 29 WEST HEATH AVENUE, LONDON, BARNET, GREATER LONDON, NW11 7QJ | £2,101,000 | 01/09/2010 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 WEST HEATH DRIVE, LONDON, BARNET, GREATER LONDON, NW11 7QG | £2,375,000 | 09/01/2026 | Semi-detached |
| 26 DUNSTAN ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AA | £1,967,000 | 17/09/2025 | Semi-detached |
| 35 WEST HEATH DRIVE, LONDON, BARNET, GREATER LONDON, NW11 7QG | £2,700,000 | 16/09/2025 | Semi-detached |
| [Same street] 31 WEST HEATH AVENUE, LONDON, BARNET, GREATER LONDON, NW11 7QJ | £4,600,000 | 29/06/2023 | Detached |
| 813 FINCHLEY ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AJ | £1,700,000 | 24/06/2022 | Semi-detached |
| 39 DUNSTAN ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AG | £1,580,000 | 02/03/2022 | Semi-detached |
| 23 DUNSTAN ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AG | £2,100,000 | 14/01/2022 | Semi-detached |
| 12 WYCOMBE GARDENS, LONDON, BARNET, GREATER LONDON, NW11 8AL | £2,080,000 | 14/12/2021 | Semi-detached |
| 1 DUNSTAN ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AG | £1,725,000 | 12/11/2021 | Semi-detached |
| 15B WYCOMBE GARDENS, LONDON, BARNET, GREATER LONDON, NW11 8AN | £1,910,000 | 20/10/2021 | Semi-detached |
| 25 WEST HEATH DRIVE, LONDON, BARNET, GREATER LONDON, NW11 7QG | £2,181,000 | 25/08/2021 | Semi-detached |
| 13 WEST HEATH DRIVE, LONDON, BARNET, GREATER LONDON, NW11 7QG | £2,250,000 | 23/06/2021 | Semi-detached |

**Street average:** £4,600,000 (1 sale)
**Area average:** £2,051,636 (11 sales)

## Price vs local average

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

- **Local average:** £1,485,412 (29 Semi-detached, NW11, 2024–2026)
- **Deviation:** +165.9%

## 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 Inner North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £3,052/mo

## 1% Rule

- **Rent ratio:** 0.05% (weak for cashflow)
- **Max investor price (0.8%):** £241,375
- **Target investor price (1%):** £193,100

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 18.8%
- **10y growth:** 7.2%

## House Price Index (HM Land Registry)

*Official index for Barnet; Semi-detached series; as of February 2026.*

- **1y growth (index):** -1%
- **5y growth (index):** 7.4%
- **10y growth (index):** 16.2%

## 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)

Picture No. 20 Picture No. 14 Picture No. 12 Picture No. 13 Picture No. 11 Picture No. 15 Picture No. 16 Picture No. 03 Picture No. 04 Picture No. 06 Picture No. 05 Picture No. 08 Picture No. 07 Picture No. 10 Picture No. 09 Picture No. 19 Picture No. 17 Picture No. 18

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Property details

Tenure

FREEHOLD

Floor area

325 m²

Council tax band

Last sold

£3,850,000 Dec 2024

Local average

£1,485,412 (+165.9%)

Deprivation

Decile 8 (25,507 of 33,755)

Street crime

449 incidents within 1 mile (Mar 2026)

Key features

3 Bathrooms
4 Bedrooms
3 Receptions
House
Semi Detached
Garden
Off Street Parking
Garage
3691 Approx Sq Ft
Freehold

Additional details

Parking: Yes
Garden: Yes

Description

A lateral four double bedroom semi-detached family house tastefully presented throughout, set back from the road behind a secure gated driveway and situated on this ever popular tree-lined road moments from Golders Hill Park. Accessed via a welcoming spacious entrance hall, the ground floor has an excellent layout, ideal for entertaining and everyday living, comprising bay fronted reception rooms with Chesney fireplaces, a separate study and a bright 32'9 kitchen/family room with David Salisbury designed and fitted orangery. The house has an easy flow via the orangery and reception room onto a generous, well stocked patio with steps down to a mature 80' south facing rear garden which overlooks a woodland. The first floor enjoys a 20'3 principal bedroom, two further double bedrooms, two bathrooms and a utility room. The second floor offers the fourth double bedroom, shower room and accessable eaves storage. The large fourth bedroom could be divided to provide two separate bedrooms. This wonderful family home also includes a single garage and extensive off street parking for four/five cars. Conveniently located within walking distance of the wide choice of transport facilities at Golders Green Station (Northern Line), the many local shops, cafes and restaurants as well as being well placed for the many excellent schools this area and adjoining Hampstead are renowned for. There is potential to extend to the side of the house and above the garage, subject to planning permission.
For viewings please contact either the Hampstead Office on or Temple Fortune Office .

NB: These images represent the property during a previous occupancy.

Council Tax band H

Listed by

Hampstead - Sales

Goldschmidt & Howland

Reference: 165110972

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7523126

Property Details

Street: 29 West Heath Avenue

Town: LONDON

Postcode: NW11 7QJ

Installation Details

Items: 1 door

Certificate Issued: 21/07/2010

Work Completed: 09/07/2010

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

83% since 2010

Event	Date	Price	% change
Sold	20/12/2024 (1 year ago)	£3,850,000	+83.2%
Sold	01/09/2010 (15 years ago)	£2,101,000	—

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
45 WEST HEATH DRIVE, LONDON, BARNET, GREATER LONDON, NW11 7QG	£2,375,000	09/01/2026	Semi-detached
26 DUNSTAN ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AA	£1,967,000	17/09/2025	Semi-detached
35 WEST HEATH DRIVE, LONDON, BARNET, GREATER LONDON, NW11 7QG	£2,700,000	16/09/2025	Semi-detached
Same street 31 WEST HEATH AVENUE, LONDON, BARNET, GREATER LONDON, NW11 7QJ	£4,600,000	29/06/2023	Detached
813 FINCHLEY ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AJ	£1,700,000	24/06/2022	Semi-detached
39 DUNSTAN ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AG	£1,580,000	02/03/2022	Semi-detached
23 DUNSTAN ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AG	£2,100,000	14/01/2022	Semi-detached
12 WYCOMBE GARDENS, LONDON, BARNET, GREATER LONDON, NW11 8AL	£2,080,000	14/12/2021	Semi-detached
1 DUNSTAN ROAD, LONDON, BARNET, GREATER LONDON, NW11 8AG	£1,725,000	12/11/2021	Semi-detached
15B WYCOMBE GARDENS, LONDON, BARNET, GREATER LONDON, NW11 8AN	£1,910,000	20/10/2021	Semi-detached
25 WEST HEATH DRIVE, LONDON, BARNET, GREATER LONDON, NW11 7QG	£2,181,000	25/08/2021	Semi-detached
13 WEST HEATH DRIVE, LONDON, BARNET, GREATER LONDON, NW11 7QG	£2,250,000	23/06/2021	Semi-detached

Street average: £4,600,000 (1 sale)

Area average: £2,051,636 (11 sales)

Capital growth trend

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

5y growth 18.8%

10y growth 7.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Barnet. Series: Semi-detached. As of February 2026.

1y (index) -1%

5y (index) 7.4%

10y (index) 16.2%

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 Inner North London: £3,052/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW11 7QJ

Nearby

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

Type	Name	Distance
Bus stop	Dunstan Road	0.1 miles
Shop	Art Barber Shop	0.2 miles
Shop	The Candy Box	0.2 miles
Train station	Golders Green	0.3 miles
Train station	Hampstead	1.0 miles
University	Central Belsize Square	1.8 miles
University	Flood Hazard Research Centre	2.8 miles
Hospital	The Portland Hospital	3.8 miles
Hospital	Sleep & Health Clinic	3.9 miles

Street-level crime

Category	Count
Anti-social behaviour	125
Violence and sexual offences	94
Vehicle crime	41
Other theft	32
Shoplifting	31
Burglary	30
Public order	25
Criminal damage and arson	23
Drugs	21
Theft from the person	12
Robbery	5
Bicycle theft	4
Other crime	4
Possession of weapons	2
Total incidents	449

Within 1 mile during Mar 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
Ivy House School	Other	0.4 miles	— (No rating)
Rimon Jewish Primary School	Primary	0.4 miles	Good — 6 May 2014
The King Alfred School	Other	0.4 miles	— (No rating)
All Saints' CofE Primary School NW2	Primary	0.5 miles	Good — 1 Jul 2019
St Luke's Church of England School	Primary	0.7 miles	Good — 24 Jul 2013

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.05%

Max investor price (0.8%) £241,375

Target investor price (1%) £193,100

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).