Sold Flat

SECOND FLOOR FLAT

39 PLYMPTON ROAD, LONDON, GREATER LONDON NW6 7EH

1 beds 1 baths 54 m² Listed 27 Mar 2025 (-493d)

£525,000

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# 1 bedroom flat for sale (NW6 7EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | SECOND FLOOR FLAT, 39 PLYMPTON ROAD, LONDON, GREATER LONDON NW6 7EH |
| Price | £525,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £500,000 Jul 2025 |

## Description

The bright reception/dining area features a striking fireplace and elegant wood flooring, while the spacious bedroom includes built-in wardrobes for ample storage. The contemporary kitchen boasts sleek wooden worktops, and the stylish three-piece tiled shower room adds a modern touch. A standout feature is the south-facing roof terrace — perfect for relaxing and soaking up the sun.

Plympton Road is a quiet, tree-lined residential street within a Victorian residential hamlet just East of Queen’s Park. The amenities of Queen’s Park and Kilburn are within walking distance. Local transport links include Kilburn (Jubilee - Zone 2) and Brondesbury (Overground - Zone 2).

## Property Photos

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## Floorplans

- ![19269754 P.jpg](/listings/photos/159894116/1629257) - 19269754 P.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/159894116/1629258) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 SECOND FLOOR FLAT PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EH | £500,000 | 18/07/2025 | 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 |
|---------|-------|------|------|
| 32 FLAT 3 DUNSTER GARDENS, LONDON, BRENT, GREATER LONDON, NW6 7NH | £619,000 | 27/11/2025 | Flat |
| 58 DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7DS | £335,000 | 24/07/2025 | Flat |
| 57A BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7LX | £1,055,000 | 03/07/2025 | Flat |
| 26B DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XE | £575,000 | 13/06/2025 | Flat |
| 39 FLAT A BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7LY | £530,000 | 25/02/2025 | Flat |
| [Same street] 15 FLAT A PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EH | £625,000 | 03/10/2024 | Flat |
| 10 GROUND FLOOR FLAT DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XE | £720,000 | 06/12/2023 | Flat |
| WILLIAM DROMEY COURT FLAT 47 DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XD | £340,000 | 29/08/2023 | Flat |
| 20 FLAT 1 CAVENDISH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XL | £765,000 | 15/08/2023 | Flat |
| 69A CALLCOTT ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EE | £685,000 | 09/08/2023 | Flat |
| 46B DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XE | £450,000 | 21/04/2023 | Flat |
| TORBAY MANSIONS, 102 - 130 FLAT 32 WILLESDEN LANE, LONDON, BRENT, GREATER LONDON, NW6 7TD | £441,500 | 31/03/2023 | Flat |
| 20 SECOND AND THIRD FLOOR FLAT BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7NA | £612,000 | 30/03/2023 | Flat |
| 34 FLAT A STREATLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7LS | £605,000 | 30/03/2023 | Flat |
| 38 FIRST FLOOR FLAT DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XE | £396,899 | 20/01/2023 | Flat |
| 16 FLAT 4 CAVENDISH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XL | £550,000 | 04/01/2023 | Flat |
| 53 FLAT A BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7LX | £815,000 | 15/12/2022 | Flat |
| 23B DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XG | £450,000 | 30/11/2022 | Flat |
| 20 GROUND FLOOR FLAT BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7NA | £910,000 | 07/10/2022 | Flat |
| 64 GROUND FLOOR FLAT PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EQ | £810,000 | 16/09/2022 | Flat |
| BROOKLANDS COURT FLAT 15 CAVENDISH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XW | £465,000 | 08/09/2022 | Flat |
| [Same street] 29 SECOND FLOOR FLAT PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EH | £49,000 | 01/02/2022 | Other |
| [Same street] 15 PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EH | £663 | 04/08/2021 | Other |

**Street average:** £224,888 (3 sales)
**Area average:** £606,470 (20 sales)

## Price vs local average

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

- **Local average:** £672,545 (174 Flat, NW6, 2024–2026)
- **Deviation:** -21.9%

## Rental Range

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

- **Low:** £1,809/mo
- **Realistic:** £2,010/mo
- **Optimistic:** £2,211/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,436/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 |
|------|------|------|------|------|
| Studio Flat, Off Kilburn High Road Brondesbury St, NW6 | £1,250/mo | 1 | 0.14 miles | OpenRent |
| Studio Flat, Kilburn High Road, NW6 | £1,450/mo | 1 | 0.16 miles | OpenRent |
| Studio Flat, Kilburn High Road, NW6 | £1,450/mo | 1 | 0.16 miles | OpenRent |
| Studio Flat, Kilburn High Road, NW6 | £1,300/mo | 1 | 0.24 miles | OpenRent |
| Studio Flat, Kilburn High Road, NW6 | £1,400/mo | 1 | 0.27 miles | OpenRent |

**Average rent: £1,370/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-833/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.6%

*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:** -6.6%
- **10y growth:** 8.3%

## House Price Index (HM Land Registry)

*Official index for Brent; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.9%
- **5y growth (index):** 0.6%
- **10y growth (index):** -0.5%

## 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

54 m²

Council tax band

Last sold

£500,000 Jul 2025

Local average

£672,545 (-21.9%)

Deprivation

Decile 2 (5,922 of 33,755)

Street crime

1261 incidents within 1 mile (May 2026)

Key features

1 bedroom turnkey Top-Floor conversion
Offering 639 sq ft
South-facing roof terrace
Council: Brent (C)

Additional details

Electricity: Mains supply
Water: Mains supply
Heating: Gas central
Accessibility: Level access
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No

Description

For Sale is this beautifully presented one-bedroom turnkey top-floor conversion, offering 639 sq ft of thoughtfully designed living space. Nestled on a sought-after, quiet road in the heart of the Brondesbury Conservation Area, this charming property combines style, comfort, and character.

The bright reception/dining area features a striking fireplace and elegant wood flooring, while the spacious bedroom includes built-in wardrobes for ample storage. The contemporary kitchen boasts sleek wooden worktops, and the stylish three-piece tiled shower room adds a modern touch. A standout feature is the south-facing roof terrace — perfect for relaxing and soaking up the sun.

Plympton Road is a quiet, tree-lined residential street within a Victorian residential hamlet just East of Queen’s Park. The amenities of Queen’s Park and Kilburn are within walking distance. Local transport links include Kilburn (Jubilee - Zone 2) and Brondesbury (Overground - Zone 2).

Listed by

Sales - London

Camerons Stiff & Co

Reference: 159894116

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

19269754 P.jpg

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	18/07/2025 (1 year ago)	£500,000	—

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
32 FLAT 3 DUNSTER GARDENS, LONDON, BRENT, GREATER LONDON, NW6 7NH	£619,000	27/11/2025	Flat
58 DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7DS	£335,000	24/07/2025	Flat
57A BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7LX	£1,055,000	03/07/2025	Flat
26B DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XE	£575,000	13/06/2025	Flat
39 FLAT A BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7LY	£530,000	25/02/2025	Flat
Same street 15 FLAT A PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EH	£625,000	03/10/2024	Flat
10 GROUND FLOOR FLAT DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XE	£720,000	06/12/2023	Flat
WILLIAM DROMEY COURT FLAT 47 DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XD	£340,000	29/08/2023	Flat
20 FLAT 1 CAVENDISH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XL	£765,000	15/08/2023	Flat
69A CALLCOTT ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EE	£685,000	09/08/2023	Flat
46B DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XE	£450,000	21/04/2023	Flat
TORBAY MANSIONS, 102 - 130 FLAT 32 WILLESDEN LANE, LONDON, BRENT, GREATER LONDON, NW6 7TD	£441,500	31/03/2023	Flat
20 SECOND AND THIRD FLOOR FLAT BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7NA	£612,000	30/03/2023	Flat
34 FLAT A STREATLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7LS	£605,000	30/03/2023	Flat
38 FIRST FLOOR FLAT DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XE	£396,899	20/01/2023	Flat
16 FLAT 4 CAVENDISH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XL	£550,000	04/01/2023	Flat
53 FLAT A BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7LX	£815,000	15/12/2022	Flat
23B DYNE ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XG	£450,000	30/11/2022	Flat
20 GROUND FLOOR FLAT BUCKLEY ROAD, LONDON, BRENT, GREATER LONDON, NW6 7NA	£910,000	07/10/2022	Flat
64 GROUND FLOOR FLAT PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EQ	£810,000	16/09/2022	Flat
BROOKLANDS COURT FLAT 15 CAVENDISH ROAD, LONDON, BRENT, GREATER LONDON, NW6 7XW	£465,000	08/09/2022	Flat
Same street 29 SECOND FLOOR FLAT PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EH	£49,000	01/02/2022	Other
Same street 15 PLYMPTON ROAD, LONDON, BRENT, GREATER LONDON, NW6 7EH	£663	04/08/2021	Other

Street average: £224,888 (3 sales)

Area average: £606,470 (20 sales)

Capital growth trend

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

5y growth -6.6%

10y growth 8.3%

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

1y (index) -3.9%

5y (index) 0.6%

10y (index) -0.5%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: G & O INVESTMENTS LIMITED (02606328)

Rental Range

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

Low £1,809/mo

Realistic £2,010/mo

Optimistic £2,211/mo

Based on Local Authority from postcode lookup → Brent.

LHA (30th percentile) floor for Inner North London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW6 7EH

Nearby

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

Type	Name	Distance
Bus stop	Plympton Avenue	0.1 miles
Bus stop	Kingsley Road	0.2 miles
Train station	Brondesbury	0.2 miles
Shop	The Nail Box	0.2 miles
Shop	Lili Hair & Beauty Salon	0.2 miles
Train station	Kilburn	0.3 miles
University	Kennet West Skills Centre	1.2 miles
University	Central Belsize Square	1.5 miles
Hospital	The Portland Hospital	2.9 miles
Hospital	Sleep & Health Clinic	3.0 miles

Street-level crime

Category	Count
Anti-social behaviour	385
Violence and sexual offences	249
Shoplifting	145
Other theft	115
Vehicle crime	78
Public order	66
Burglary	58
Theft from the person	47
Drugs	44
Robbery	38
Bicycle theft	17
Possession of weapons	9
Other crime	7
Criminal damage and arson	3
Total incidents	1261

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
Christ Church CofE Primary School	Primary	0.1 miles	Good — 21 May 2024
Kingsgate Primary School	Primary	0.3 miles	Outstanding — 11 Dec 2023
Islamia Primary School	Primary	0.3 miles	Good — 22 Mar 2013
Islamia School for Girls'	Other	0.3 miles	Good — 24 Sep 2023
Kilburn Grange School	Primary	0.3 miles	Good — 30 Jul 2018

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
Studio Flat, Off Kilburn High Road Brondesbury St, NW6	£1,250/mo	1	0.14 miles	OpenRent
Studio Flat, Kilburn High Road, NW6	£1,450/mo	1	0.16 miles	OpenRent
Studio Flat, Kilburn High Road, NW6	£1,450/mo	1	0.16 miles	OpenRent
Studio Flat, Kilburn High Road, NW6	£1,300/mo	1	0.24 miles	OpenRent
Studio Flat, Kilburn High Road, NW6	£1,400/mo	1	0.27 miles	OpenRent

Average rent: £1,370/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 3.2%

Cost-to-rent ratio 31.3×

Monthly cashflow £-833/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.6%

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).