# 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 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 54 m² |
| Last sold | £500,000 Jul 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 03/03/2029
- **Current heating cost:** £488/year
- **Est. upgrade cost to C:** £13,900

### Recommendations
- Q (£4,000 - £14,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0559-2884-6470-9101-1691)

## 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).

## Property Photos

- ![19269754 (11).jpg](/listings/photos/159894116/1629242) - 19269754 (11).jpg
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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).*

## Price per Square Metre

- **£/m²:** £9,722/m²

## 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)