Sold STC Flat

FLAT 42

CLEVEDON MANSIONS, LISSENDEN GARDENS, LONDON, GREATER LONDON NW5 1QP

3 beds 1 baths 958 sq ft Listed 3 Jan 2022 (-1659d)

£1,150,000

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# 3 bedroom ground floor flat for sale (NW5 1QP)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 42, CLEVEDON MANSIONS, LISSENDEN GARDENS, LONDON, GREATER LONDON NW5 1QP |
| Price | £1,150,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 89 m² |
| Last sold | £1,080,000 Jun 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 19/03/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £17,500

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- I (£2,200 - £3,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0401-2860-7878-9527-7131)

## Description

The flat has a large kitchen/diner which leads to a secluded landscaped rear garden. All rooms lead off a long open hallway giving the property a spacious, airy feel. The flat is a 100 yards walk to the open spaces of Parliament Hill Fields and within easy reach of local shops and convenient transport links. There is a regular local farmer's market and popular cafes, restaurants and cafes are also nearby at Swains Lane.

## Property Photos

- ![Photo](/listings/photos/118274870/1346362)
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## Floorplans

- ![Floorplan 1](/listings/photos/118274870/1346393) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CLEVEDON MANSIONS FLAT 42 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP | £1,080,000 | 30/06/2022 | Flat |
| CLEVEDON MANSIONS FLAT 42 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP | £280,000 | 07/04/2000 | 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 |
|---------|-------|------|------|
| LISSENDEN MANSIONS FLAT 23B LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1PP | £520,000 | 05/12/2025 | Flat |
| 16A GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN | £806,800 | 01/11/2024 | Flat |
| HIGHCROFT, 170 FLAT 10 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £1,150,000 | 24/11/2023 | Flat |
| HIGHCROFT, 170 FLAT 6 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £575,000 | 27/10/2023 | Flat |
| LYNTON VILLAS, 154 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PG | £540,000 | 27/10/2023 | Flat |
| PARLIAMENT HILL MANSIONS FLAT 66 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NB | £1,040,000 | 01/09/2023 | Flat |
| WHEATLEY HOUSE FLAT 1 GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LL | £430,000 | 11/08/2023 | Flat |
| HADDO HOUSE FLAT 38 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PX | £540,000 | 03/04/2023 | Flat |
| HADDO HOUSE FLAT 15 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PX | £570,000 | 15/03/2023 | Flat |
| LISSENDEN MANSIONS FLAT 59 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1PR | £980,000 | 27/02/2023 | Flat |
| PARLIAMENT HILL MANSIONS FLAT 54 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NB | £935,000 | 16/12/2022 | Flat |
| [Same street] CLEVEDON MANSIONS FLAT 49A LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP | £620,000 | 14/10/2022 | Flat |
| 5 BASEMENT AND GROUND FLOOR FLAT GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN | £835,000 | 24/09/2022 | Flat |
| 27 GROVE TERRACE, LONDON, CAMDEN, GREATER LONDON, NW5 1PL | £3,069,000 | 12/09/2022 | Flat |
| 18B GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN | £425,000 | 15/08/2022 | Flat |
| [Same street] CLEVEDON MANSIONS 28B LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP | £395,000 | 15/07/2022 | Flat |
| 17A GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN | £370,000 | 30/05/2022 | Flat |
| HIGHCROFT, 170 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £604,000 | 11/05/2022 | Flat |
| PARLIAMENT HILL MANSIONS FLAT 40A LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NA | £370,000 | 14/04/2022 | Flat |
| HIGHCROFT, 170 FLAT 3 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £575,000 | 10/03/2022 | Flat |
| 30 FLAT C GLENHURST AVENUE, LONDON, CAMDEN, GREATER LONDON, NW5 1PS | £422,500 | 02/03/2022 | Flat |
| HADDO HOUSE FLAT 39 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PX | £535,000 | 18/02/2022 | Flat |

**Street average:** £507,500 (2 sales)
**Area average:** £764,615 (20 sales)

## Price vs local average

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

- **Local average:** £652,398 (56 Flat, NW5, 2024–2026)
- **Deviation:** +76.3%

## Rental Range

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

- **Low:** £2,483/mo
- **Realistic:** £2,759/mo
- **Optimistic:** £3,035/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £2,154/mo

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £344,875
- **Target investor price (1%):** £275,900

*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.*

## Price per Square Metre

- **£/m²:** £12,921/m²

## Capital growth trend

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

- **5y growth:** -7.6%
- **10y growth:** 12.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.4%
- **5y growth (index):** -3%
- **10y growth (index):** -6.4%

## 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

89 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£1,080,000 Jun 2022

Price per m²

£12,921/m²

Local average

£652,398 (+76.3%)

Deprivation

Decile 3 (7,411 of 33,755)

Street crime

990 incidents within 1 mile (May 2026)

Key features

Three Bedrooms
Reception Room
Kitchen/Diner
Bathroom
Separate Cloakroom
Front & Rear Gardens
Moments from Hampstead Heath
Close to Excellent Amenities
Utility Area

Additional details

Garden: Yes

Description

Listed by

Dartmouth Park

Buchanan Rae Wilson

Reference: 118274870

EPC Rating & Upgrade Cost

This certificate expired on 19/03/2023. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 20/03/2013

Expiry date: 19/03/2023 (expired)

Est. upgrade cost to C: £17,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

286% since 2000

Event	Date	Price	% change
Sold	30/06/2022 (4 years ago)	£1,080,000	+285.7%
Sold	07/04/2000 (26 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
LISSENDEN MANSIONS FLAT 23B LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1PP	£520,000	05/12/2025	Flat
16A GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN	£806,800	01/11/2024	Flat
HIGHCROFT, 170 FLAT 10 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ	£1,150,000	24/11/2023	Flat
HIGHCROFT, 170 FLAT 6 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ	£575,000	27/10/2023	Flat
LYNTON VILLAS, 154 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PG	£540,000	27/10/2023	Flat
PARLIAMENT HILL MANSIONS FLAT 66 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NB	£1,040,000	01/09/2023	Flat
WHEATLEY HOUSE FLAT 1 GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LL	£430,000	11/08/2023	Flat
HADDO HOUSE FLAT 38 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PX	£540,000	03/04/2023	Flat
HADDO HOUSE FLAT 15 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PX	£570,000	15/03/2023	Flat
LISSENDEN MANSIONS FLAT 59 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1PR	£980,000	27/02/2023	Flat
PARLIAMENT HILL MANSIONS FLAT 54 LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NB	£935,000	16/12/2022	Flat
Same street CLEVEDON MANSIONS FLAT 49A LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP	£620,000	14/10/2022	Flat
5 BASEMENT AND GROUND FLOOR FLAT GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN	£835,000	24/09/2022	Flat
27 GROVE TERRACE, LONDON, CAMDEN, GREATER LONDON, NW5 1PL	£3,069,000	12/09/2022	Flat
18B GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN	£425,000	15/08/2022	Flat
Same street CLEVEDON MANSIONS 28B LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1QP	£395,000	15/07/2022	Flat
17A GORDON HOUSE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1LN	£370,000	30/05/2022	Flat
HIGHCROFT, 170 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ	£604,000	11/05/2022	Flat
PARLIAMENT HILL MANSIONS FLAT 40A LISSENDEN GARDENS, LONDON, CAMDEN, GREATER LONDON, NW5 1NA	£370,000	14/04/2022	Flat
HIGHCROFT, 170 FLAT 3 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ	£575,000	10/03/2022	Flat
30 FLAT C GLENHURST AVENUE, LONDON, CAMDEN, GREATER LONDON, NW5 1PS	£422,500	02/03/2022	Flat
HADDO HOUSE FLAT 39 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PX	£535,000	18/02/2022	Flat

Street average: £507,500 (2 sales)

Area average: £764,615 (20 sales)

Capital growth trend

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

5y growth -7.6%

10y growth 12.2%

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

1y (index) -3.4%

5y (index) -3%

10y (index) -6.4%

Rental Range

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

Low £2,483/mo

Realistic £2,759/mo

Optimistic £3,035/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: £2,154/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW5 1QP

Address

Lissenden Gardens

Nearby

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

Type	Name	Distance
Bus stop	Glenhurst Avenue / Lissenden Gardens	0.1 miles
Bus stop	William Ellis School	0.1 miles
Shop	Kwik Fit	0.1 miles
Shop	Parliament Hill Farmers' Market	0.1 miles
Train station	Gospel Oak	0.2 miles
Train station	Tufnell Park	0.5 miles
University	Central Belsize Square	1.1 miles
University	LBS Behaviour Lab	2.3 miles
Hospital	Sleep & Health Clinic	2.4 miles
Hospital	Proton International @ UCLH	2.4 miles

Street-level crime

Category	Count
Anti-social behaviour	261
Violence and sexual offences	256
Shoplifting	121
Other theft	72
Vehicle crime	63
Public order	59
Theft from the person	54
Burglary	32
Robbery	28
Drugs	25
Bicycle theft	13
Other crime	3
Possession of weapons	2
Criminal damage and arson	1
Total incidents	990

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
Parliament Hill School	Secondary	0.1 miles	Outstanding — 7 Jul 2024
William Ellis School	Secondary	0.1 miles	— (Inspected (no overall grade))
La Sainte Union Catholic Secondary School	Secondary	0.2 miles	— (Inspected (no overall grade))
Gospel Oak Primary School	Primary	0.2 miles	Outstanding — 23 Feb 2016
Wildwood Nature School	Other	0.3 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.24%

Max investor price (0.8%) £344,875

Target investor price (1%) £275,900

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).