Sold Retirement Property

Flat 20

FAIRFIELD COURT, WINDSOR CLOSE, NORTHWOOD, GREATER LONDON HA6 1PB

1 beds 1 baths 58 m² Listed 12 Aug 2023 (-1030d)

£140,000

Offers in Excess of

Reduced on 28 Mar 2025

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# 1 bedroom retirement property for sale (HA6 1PB)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 20, FAIRFIELD COURT, WINDSOR CLOSE, NORTHWOOD, GREATER LONDON HA6 1PB |
| Price | £140,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £140,000 Sep 2025 |

## Description

OFFERS CONSIDERED.....VERY SPACIOUS RETIREMENT FLAT.....NO UPPER CHAIN..........A bright One Bedroom 2nd Floor Retirement Flat situated in a secluded close, yet within easy reach of local shops, restaurants and transport including a Metropolitan Underground station. Comprising entrance hall, lounge/diner opening to fitted kitchen, double bedroom with large walk in cupboard and recently fitted shower room/wc. Features include double glazing, emergency help pull cords to all rooms, security entry phone access system, lift to all floors, attractive gardens and ample parking.

## Property Photos

- ![Photo 14](/listings/photos/138583886/360338) - Photo 14
- ![Photo 18](/listings/photos/138583886/360340) - Photo 18
- ![Photo 12](/listings/photos/138583886/360342) - Photo 12
- ![Photo 16](/listings/photos/138583886/360343) - Photo 16
- ![Photo 10](/listings/photos/138583886/360345) - Photo 10
- ![Photo 5](/listings/photos/138583886/360347) - Photo 5
- ![Photo 13](/listings/photos/138583886/360349) - Photo 13
- ![Photo 11](/listings/photos/138583886/360351) - Photo 11

## Floorplans

- ![Floorplan 1](/listings/photos/138583886/360353) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/138583886/360354) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FAIRFIELD COURT FLAT 20 WINDSOR CLOSE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1PB | £140,000 | 11/09/2025 | Flat |
| FAIRFIELD COURT FLAT 20 WINDSOR CLOSE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1PB | £157,000 | 25/03/2020 | 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 |
|---------|-------|------|------|
| 79A RYEFIELD PARADE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1LW | £40,000 | 20/12/2024 | Other |
| [Same street] FAIRFIELD COURT FLAT 11 WINDSOR CLOSE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1PB | £140,000 | 19/12/2023 | Flat |
| [Same street] FAIRFIELD COURT FLAT 8 WINDSOR CLOSE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1PB | £160,000 | 30/08/2023 | Flat |
| NORTHWOOD HILLS LIBRARY POTTER STREET, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1QQ | £900,000 | 31/03/2023 | Other |
| [Same street] FAIRFIELD COURT FLAT 22 WINDSOR CLOSE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1PB | £165,000 | 14/10/2022 | Flat |
| 84 JOEL STREET, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1LL | £20,000 | 25/08/2021 | Other |

**Street average:** £155,000 (3 sales)
**Area average:** £320,000 (3 sales)

## Price vs local average

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

- **Local average:** £1,136,667 (3 Other, HA6, 2024–2026)
- **Deviation:** -87.7%

## Rental Range

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

- **Low:** £1,398/mo
- **Realistic:** £1,553/mo
- **Optimistic:** £1,708/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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, Norman Crescent, HA5 | £950/mo | 1 | 0.85 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 8.1%
- **Cost-to-rent:** 12.3×
- **Monthly cashflow:** £279/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.2%

*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:** -60.8%
- **10y growth:** -88.7%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 8.6%
- **10y growth (index):** 16.4%

## 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

58 m²

Council tax band

Last sold

£140,000 Sep 2025

Local average

£1,136,667 (-87.7%)

Deprivation

Decile 5 (14,067 of 33,755)

Street crime

143 incidents within 1 mile (Mar 2026)

Key features

Double Bedroom
Double Glazing
Spacious Lounge/Diner
Fitted Kitchen
Shower Room/wc
Metropolitan Underground
No Upper Chain

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Hatch End

Robertson Phillips

Reference: 138583886

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Flat 20 Fairfield Court, Windsor Close, NORTHWOOD	74	77	58 m²	England and Wales: 1983-1990	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Performance Certificate

Price history

-11% since 2020

Event	Date	Price	% change
Sold	11/09/2025 (8 months ago)	£140,000	-10.8%
Sold	25/03/2020 (6 years ago)	£157,000	—

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
79A RYEFIELD PARADE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1LW	£40,000	20/12/2024	Other
Same street FAIRFIELD COURT FLAT 11 WINDSOR CLOSE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1PB	£140,000	19/12/2023	Flat
Same street FAIRFIELD COURT FLAT 8 WINDSOR CLOSE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1PB	£160,000	30/08/2023	Flat
NORTHWOOD HILLS LIBRARY POTTER STREET, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1QQ	£900,000	31/03/2023	Other
Same street FAIRFIELD COURT FLAT 22 WINDSOR CLOSE, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1PB	£165,000	14/10/2022	Flat
84 JOEL STREET, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 1LL	£20,000	25/08/2021	Other

Street average: £155,000 (3 sales)

Area average: £320,000 (3 sales)

Capital growth trend

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

5y growth -60.8%

10y growth -88.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Hillingdon. Series: All dwelling types. As of March 2026.

1y (index) -0.5%

5y (index) 8.6%

10y (index) 16.4%

Rental Range

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

Low £1,398/mo

Realistic £1,553/mo

Optimistic £1,708/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for Bedford: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA6 1PB

Address

Windsor Close

Nearby

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

Type	Name	Distance
Shop	Nails & Co	0.0 miles
Shop	Northwood Essentials	0.0 miles
Bus stop	Northwood Hills Station	0.0 miles
Train station	Northwood Hills	0.1 miles
Train station	Haste Hill	0.8 miles
Hospital	Mount Vernon	1.8 miles
Hospital	Harefield Hospital	3.2 miles
University	Westminster University, Harrow Campus	4.1 miles
University	John Scales Centre for Biomedical Engineering	4.6 miles

Street-level crime

Category	Count
Violence and sexual offences	42
Vehicle crime	22
Anti-social behaviour	21
Shoplifting	13
Burglary	10
Other theft	10
Public order	9
Theft from the person	5
Other crime	4
Criminal damage and arson	3
Robbery	3
Drugs	1
Total incidents	143

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
Northwood School	Secondary	0.2 miles	Outstanding — 5 Nov 2018
UTC Heathrow	Secondary	0.2 miles	Good — 28 Mar 2023
Hillside Infant School	Primary	0.5 miles	Good — 7 Jun 2018
Hillside Junior School	Primary	0.5 miles	— (Inspected (no overall grade))
Haydon School	Secondary	0.5 miles	Good — 22 Nov 2022

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, Norman Crescent, HA5	£950/mo	1	0.85 miles	OpenRent

Average rent: £950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.68%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 8.1%

Cost-to-rent ratio 12.3×

Monthly cashflow £279/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.2%

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).

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