Sold STC House

18 HAMPSTEAD HILL GARDENS

LONDON, GREATER LONDON NW3 2PL

Listed 7 Apr 2010 (-5913d)

£3,950,000

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# 5 bedroom house for sale (NW3 2PL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 HAMPSTEAD HILL GARDENS, LONDON, GREATER LONDON NW3 2PL |
| Price | £3,950,000 |
| Last sold | £3,675,000 Oct 2010 |

## Property Photos

- ![Photo](/listings/photos/29295545/330939)
- ![Photo](/listings/photos/29295545/330940)
- ![Photo](/listings/photos/29295545/330941)
- ![Photo](/listings/photos/29295545/330942)
- ![Photo](/listings/photos/29295545/330943)
- ![EPC](/listings/photos/29295545/330944) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/29295545/330948) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #11004830
- **Address:** 18 Hampstead Hill Gardens, LONDON, NW3 2PL
- **Certificate Issued:** 15/06/2015
- **Work Completed:** 01/07/2014
- **Items:** 26 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL | £3,675,000 | 06/10/2010 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 DOWNSHIRE HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NR | £4,000,000 | 24/10/2024 | Other |
| [Same street] 8 FLAT 4 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL | £844,500 | 28/09/2022 | Flat |
| HAMPSTEAD HILL MANSIONS DOWNSHIRE HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NY | £108,487 | 09/12/2021 | Other |
| 26 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PD | £8,900,000 | 29/10/2021 | Other |
| 26 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PD | £2,750,000 | 29/10/2021 | Other |
| HAMPSTEAD POLICE STATION 26 AND A HALF ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PD | £8,900,000 | 29/10/2021 | Other |
| THE ROSSLYN ARMS, 48 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NH | £2,697,500 | 30/09/2021 | Other |
| [Same street] 16A HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL | £935,000 | 28/09/2021 | Flat |
| 49 SOUTH END ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2QB | £7,400,000 | 30/07/2021 | Other |

**Street average:** £889,750 (2 sales)
**Area average:** £4,965,141 (7 sales)

## Price vs local average

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

- **Local average:** £1,594,438 (8 Other, NW3, 2024–2026)
- **Deviation:** +147.7%

## Rental Range

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

- **Low:** £2,452/mo
- **Realistic:** £2,724/mo
- **Optimistic:** £2,996/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Haverstock Hill, NW3 | £1,390/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Byron Mews, NW3 | £2,400/mo | 1 | 0.28 miles | OpenRent |
| 1 Bed Flat, Constantine Rd, NW3 | £2,090/mo | 1 | 0.35 miles | OpenRent |
| 1 Bed Flat, Fitzjohns Avenue, NW3 | £2,300/mo | 1 | 0.35 miles | OpenRent |
| 2 Bed Flat, Belsize Grove, NW3 | £2,580/mo | 2 | 0.41 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,450/mo | 1 | 0.65 miles | OpenRent |
| Studio Flat, Finchley Road, NW3 | £1,500/mo | 1 | 0.65 miles | OpenRent |
| 2 Bed Flat, Finchley Road, NW3 | £2,250/mo | 2 | 0.65 miles | OpenRent |

**Average rent: £1,995/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.05% (weak for cashflow)
- **Max investor price (0.8%):** £271,250
- **Target investor price (1%):** £217,000

*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 £2,170/mo).*

- **Gross yield:** 0.7%
- **Cost-to-rent:** 151.7×
- **Monthly cashflow:** £-13,627/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -14.3%

*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:** 149.7%
- **10y growth:** 82.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -7.3%
- **5y growth (index):** -3.7%
- **10y growth (index):** -8.7%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 EPC

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Property details

Tenure

FREEHOLD

Last sold

£3,675,000 Oct 2010

Local average

£1,594,438 (+147.7%)

Deprivation

Decile 10 (31,645 of 33,755)

Street crime

685 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes
Garden: Yes

Listed by

Mayfair

Carter Jonas

Reference: 29295545

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11004830

Property Details

Street: 18 Hampstead Hill Gardens

Town: LONDON

Postcode: NW3 2PL

Installation Details

Items: 26 windows and 3 doors

Certificate Issued: 15/06/2015

Work Completed: 01/07/2014

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	06/10/2010 (15 years ago)	£3,675,000	—

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
14 DOWNSHIRE HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NR	£4,000,000	24/10/2024	Other
Same street 8 FLAT 4 HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL	£844,500	28/09/2022	Flat
HAMPSTEAD HILL MANSIONS DOWNSHIRE HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NY	£108,487	09/12/2021	Other
26 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PD	£8,900,000	29/10/2021	Other
26 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PD	£2,750,000	29/10/2021	Other
HAMPSTEAD POLICE STATION 26 AND A HALF ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1PD	£8,900,000	29/10/2021	Other
THE ROSSLYN ARMS, 48 ROSSLYN HILL, LONDON, CAMDEN, GREATER LONDON, NW3 1NH	£2,697,500	30/09/2021	Other
Same street 16A HAMPSTEAD HILL GARDENS, LONDON, CAMDEN, GREATER LONDON, NW3 2PL	£935,000	28/09/2021	Flat
49 SOUTH END ROAD, LONDON, CAMDEN, GREATER LONDON, NW3 2QB	£7,400,000	30/07/2021	Other

Street average: £889,750 (2 sales)

Area average: £4,965,141 (7 sales)

Capital growth trend

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

5y growth 149.7%

10y growth 82.3%

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

1y (index) -7.3%

5y (index) -3.7%

10y (index) -8.7%

Rental Range

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

Low £2,452/mo

Realistic £2,724/mo

Optimistic £2,996/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View NW3 2PL

Nearby

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

Type	Name	Distance
Shop	David Jaffe	0.1 miles
Shop	J.H. Kenyon	0.1 miles
Bus stop	Rosslyn Hill	0.1 miles
Bus stop	Royal Free Hospital	0.1 miles
Train station	Hampstead Heath	0.2 miles
Hospital	Royal Free Hospital	0.2 miles
Train station	Belsize Park	0.3 miles
University	Central Belsize Square	0.5 miles
University	The Royal Central School of Speech and Drama	0.7 miles
Hospital	Highgate Mental Health Centre	1.4 miles

Street-level crime

Category	Count
Anti-social behaviour	186
Violence and sexual offences	149
Theft from the person	60
Other theft	56
Vehicle crime	55
Shoplifting	52
Public order	41
Burglary	28
Criminal damage and arson	18
Robbery	17
Drugs	16
Bicycle theft	4
Possession of weapons	3
Total incidents	685

Within 1 mile during Apr 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
Hampstead Hill School	Other	0.1 miles	Outstanding — 14 Mar 2018
Maria Montessori School	Other	0.2 miles	Good — 21 Sep 2022
Royal Free Hospital Children's School	Other	0.2 miles	Outstanding — 12 Nov 2019
The Academy School	Other	0.2 miles	Outstanding — 18 Jan 2024
Rosary Catholic Primary School	Primary	0.2 miles	Good — 12 Jun 2012

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, Haverstock Hill, NW3	£1,390/mo	1	0.24 miles	OpenRent
1 Bed Flat, Byron Mews, NW3	£2,400/mo	1	0.28 miles	OpenRent
1 Bed Flat, Constantine Rd, NW3	£2,090/mo	1	0.35 miles	OpenRent
1 Bed Flat, Fitzjohns Avenue, NW3	£2,300/mo	1	0.35 miles	OpenRent
2 Bed Flat, Belsize Grove, NW3	£2,580/mo	2	0.41 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,450/mo	1	0.65 miles	OpenRent
Studio Flat, Finchley Road, NW3	£1,500/mo	1	0.65 miles	OpenRent
2 Bed Flat, Finchley Road, NW3	£2,250/mo	2	0.65 miles	OpenRent

Average rent: £1,995/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.05%

Max investor price (0.8%) £271,250

Target investor price (1%) £217,000

Gross yield 0.7%

Cost-to-rent ratio 151.7×

Monthly cashflow £-13,627/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -14.3%

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).