# 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- **Expiry date:** 19/03/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £779/year
- **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)
- ![Photo](/listings/photos/118274870/1346366)
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- ![Photo](/listings/photos/118274870/1346372)
- ![Photo](/listings/photos/118274870/1346374)
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- ![Photo](/listings/photos/118274870/1346383)
- ![Photo](/listings/photos/118274870/1346387)
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- ![Photo](/listings/photos/118274870/1346390)
- ![Photo](/listings/photos/118274870/1346391)
- ![Photo](/listings/photos/118274870/1346392)

## 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 |
| LYNTON VILLAS, 154 FLAT 1 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1PG | £540,000 | 27/10/2023 | Flat |
| HIGHCROFT, 170 FLAT 6 HIGHGATE ROAD, LONDON, CAMDEN, GREATER LONDON, NW5 1EJ | £575,000 | 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

## 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 |
|------|------|------|------|------|
| 3 Bed Flat, Lissenden Mansions, NW5 | £4,000/mo | 3 | 0.05 miles | OpenRent |
| 3 Bed Flat, Constantine Road, NW3 | £3,300/mo | 3 | 0.55 miles | OpenRent |

**Average rent: £3,650/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £456,250
- **Target investor price (1%):** £365,000

*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 £3,650/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.3×
- **Monthly cashflow:** £-1,269/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.6%

*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:** £12,921/m²

## Capital growth trend

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

- **5y growth:** -4.8%
- **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)