# 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 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 58 m² |
| 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).*

## Price per Square Metre

- **£/m²:** £2,414/m²

## Capital growth trend

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

- **5y growth:** -60.8%
- **10y growth:** -71.8%

## 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)