Sold Flat

5

HOLCOMBE COURT, BOLLO LANE, LONDON, GREATER LONDON W3 8UQ

2 beds 1 baths 700 sq ft Listed 18 Jul 2025 (-334d)

£525,000

Offers in Excess of

Reduced on 17 Oct 2025

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Photo 1 Kitchen Kitchen/Diner Photo 4 Living Room Living / Dining Room Living Room Photo 8 Photo 9 Photo 10 Photo 11 Bedroom Two Bathroom Photo 14 Photo 15 Balcony Photo 17 Photo 18 Photo 19

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Property details

Tenure

LEASEHOLD (246 years remaining on lease)

Floor area

65 m²

Council tax band

D

EPC rating

B

Last sold

£236,250 Apr 2023

Price per m²

£8,077/m²

Local average

£435,216 (+20.6%)

Deprivation

Decile 4 (12,788 of 33,755)

Street crime

628 incidents within 1 mile (Apr 2026)

Key features

  • Two Bedroom Apartment
  • Ideal For A First Time Buyer
  • 2Nd Floor
  • Close To Transport Links
  • Close To Shops
  • MUST BE VIEWED TO BE FULLY APPRECIATED

Additional details

Heating
Gas central

Description

The Property
Chain Free, stunning second floor apartment in a modern building block only a few minutes walk from Acton Town tube station. The flat is made up of 2 double bedrooms, a family bathroom and spacious open plan living room, kitchen and diner. The building is only a few years old so the flat is modern and contemporary. There is an enclosed balcony , perfect for enjoying the sunshine, as well as having access to a communal garden.

The master bedroom is an excellent size, comfortably housing a king sized bed and fitted wardrobes. The second bedroom is currently being used as a study/spare room but has enough space for a double bed. The flat also has 2 good sized storage cupboards, 1 houses the air circulation system and washing machine and the other has been made into a airing cupboard. The bathroom is made up of a bath with a shower over the top and good storage space.
The kitchen is clean and modern with integrated fridge/freezer, microwave, dishwasher and plenty of cupboard space. The lounge area is bright and spacious with floor to ceiling windows looking out onto the balcony.

This would make an ideal first home for a couple or young family. There is no chain involved in this sale which only adds to its desirability.

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Property ownership information

Ground rent review period: No review period

Service charge review period: No review period

Lease end date: 28/01/2271

Property Description DisclaimerThis is a general description of the property only, and is not intended to constitute part of an offer or contract. It has been verified by the seller(s), unless marked as 'draft'. Purplebricks conducts some valuations online and some of our customers prepare their own property descriptions, so if you decide to proceed with a viewing or an offer, please note this information may have been provided solely by the vendor, and we may not have been able to visit the property to confirm it. If you require clarification on any point then please contact us, especially if you’re traveling some distance to view. All information should be checked by your solicitor prior to exchange of contracts.
Successful buyers will be required to complete anti-money laundering and proof of funds checks. Our partner, Lifetime Legal Limited, will carry out the initial checks on our behalf. The current non-refundable cost is £80 inc. VAT per offer. You’ll need to pay this to Lifetime Legal and complete all checks before we can issue a memorandum of sale. The cost includes obtaining relevant data and any manual checks and monitoring which might be required, and includes a range of benefits. Purplebricks will receive some of the fee taken by Lifetime Legal to compensate for its role in providing these checks.

Listed by

covering West London

Purplebricks

Reference: 164672573

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 12/08/2022

Expiry date: 11/08/2032

Current heating cost: £141/year

Potential heating cost: £141/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

EPC Graphs

epc

epc

Price history

Event Date Price % change
Sold 28/04/2023 (3 years ago) £236,250

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
Same street HOLCOMBE COURT 25 BOLLO LANE, LONDON, EALING, GREATER LONDON, W3 8UQ £580,000 30/11/2023 Flat
Same street HOLCOMBE COURT 24 BOLLO LANE, LONDON, EALING, GREATER LONDON, W3 8UQ £550,000 13/10/2023 Flat
Same street HOLCOMBE COURT 32 BOLLO LANE, LONDON, EALING, GREATER LONDON, W3 8UQ £600,000 09/12/2022 Flat
Same street HOLCOMBE COURT 20 BOLLO LANE, LONDON, EALING, GREATER LONDON, W3 8UQ £570,000 06/10/2022 Flat
Same street HOLCOMBE COURT 31 BOLLO LANE, LONDON, EALING, GREATER LONDON, W3 8UQ £565,000 03/10/2022 Flat
Same street HOLCOMBE COURT 27 BOLLO LANE, LONDON, EALING, GREATER LONDON, W3 8UQ £575,000 26/09/2022 Flat

Street average: £573,333 (6 sales)

Capital growth trend

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

5y growth 11%
10y growth 21.7%

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

1y (index) -3.8%
5y (index) 0.3%
10y (index) 4.7%

Rental Range

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

Low £1,851/mo
Realistic £2,057/mo
Optimistic £2,263/mo

Based on Local Authority from postcode lookup → Ealing.

LHA (30th percentile) floor for Bedford: £823/mo (Apr 2025 – Mar 2026)

Location

Address

Bollo Lane

Nearby

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

Type Name Distance
Bus stop Roslin Road 0.0 miles
Bus stop Colville Road 0.0 miles
Shop Bespoke Sofa London 0.1 miles
Shop Scuderia 0.2 miles
Train station South Acton 0.3 miles
Train station Acton Town 0.3 miles
University Richmond American University London 0.4 miles
Hospital Clayponds Hospital 1.0 miles
University The University of West London 1.3 miles
Hospital Cygnet Hospital Ealing 1.8 miles

Street-level crime

Category Count
Anti-social behaviour 159
Violence and sexual offences 132
Vehicle crime 84
Shoplifting 53
Other theft 49
Public order 46
Criminal damage and arson 25
Burglary 21
Drugs 18
Bicycle theft 11
Theft from the person 10
Robbery 9
Possession of weapons 6
Other crime 5
Total incidents 628

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
Eagle Park Independent School Other 0.3 miles Good — 10 Nov 2022
Acton Gardens Primary School Primary 0.3 miles Good — 9 Nov 2011
South Acton Childrens Centre Nursery 0.3 miles Outstanding — 6 Jul 2023
International School of London Other 0.4 miles Good — 4 Feb 2024
Leap Service - the National Autistics Society Other 0.5 miles (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.39%
Max investor price (0.8%) £257,125
Target investor price (1%) £205,700
  • 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).