# 1 bedroom apartment for sale (NW9 7EQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 27, STARLING APARTMENTS, 40, PERRYFIELD WAY, LONDON, GREATER LONDON NW9 7EQ |
| Price | £350,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Floor area | 51 m² |
| Last sold | £310,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 01/04/2029
- **Current heating cost:** £155/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0228-6070-7324-7511-8924)

## Description

Discover this stylish, bright, and refurbished one-bedroom apartment on the fourth floor of the sought-after Hendon Waterside development, boasting a 995-year lease. Perfect for first-time buyers and commuters, this modern residence offers contemporary living with amazing views.

Access the apartment via a secure video entryphone system and lift. A spacious entrance hall with ample storage leads to an open-plan reception and kitchen with integrated appliances, flowing out to a private decked balcony. The elegantly designed double bedroom and tranquil bathroom with ambient lighting complete the space.

Conveniently located near Hendon Thameslink and within a mile of Hendon Central Underground Station, you'll enjoy quick links to the M1, A405, and various bus routes. The apartment includes an allocated parking space and access to communal gardens, all close to shops, eateries, and green spaces. Don’t miss out on this chain-free opportunity!

## Property Photos

- ![Reception Room](/listings/photos/154615781/1342855) - Reception Room
- ![Reception Room](/listings/photos/154615781/1342856) - Reception Room
- ![Reception Room](/listings/photos/154615781/1342857) - Reception Room
- ![Building](/listings/photos/154615781/1342858) - Building
- ![Kitchen](/listings/photos/154615781/1342859) - Kitchen
- ![Bedroom](/listings/photos/154615781/1342860) - Bedroom
- ![Bathroom](/listings/photos/154615781/1342861) - Bathroom
- ![Hallway](/listings/photos/154615781/1342862) - Hallway
- ![Balcony](/listings/photos/154615781/1342863) - Balcony
- ![Outdoors](/listings/photos/154615781/1342864) - Outdoors

## Floorplans

- ![Floorplan](/listings/photos/154615781/1342865) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/154615781/1342866) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| STARLING APARTMENTS, 40 FLAT 27 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7EQ | £310,000 | 14/11/2025 | Flat |
| STARLING APARTMENTS, 40 FLAT 27 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7EQ | £367,000 | 30/10/2020 | 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 |
|---------|-------|------|------|
| PEREGRINE APARTMENTS, 30 FLAT 10 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7FH | £430,000 | 19/12/2025 | Flat |
| HAWFINCH HOUSE, 1 FLAT 77 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX | £450,000 | 17/12/2025 | Flat |
| 1 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FL | £560,000 | 17/03/2025 | Flat |
| 5 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FL | £544,000 | 07/01/2025 | Flat |
| POMARINE APARTMENTS, 2 FLAT 7 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FB | £199,500 | 18/12/2023 | Flat |
| HAWFINCH HOUSE, 1 FLAT 43 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BF | £410,000 | 24/11/2023 | Flat |
| MEADOWLARK HOUSE, 3 FLAT 19 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL | £670,000 | 10/11/2023 | Flat |
| MEADOWLARK HOUSE, 3 FLAT 36 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL | £330,000 | 01/09/2023 | Flat |
| MEADOWLARK HOUSE, 3 FLAT 25 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL | £510,000 | 20/07/2023 | Flat |
| WOODLARK APARTMENTS, 1 FLAT 66 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA | £500,000 | 22/05/2023 | Flat |
| HAWFINCH HOUSE, 1 FLAT 139 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX | £625,000 | 09/03/2023 | Flat |
| SERIN APARTMENTS, 13 FLAT 23 SHEARWATER DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7FT | £386,000 | 21/12/2022 | Flat |
| WOODLARK APARTMENTS, 1 FLAT 72 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA | £483,500 | 09/12/2022 | Flat |
| 207 WEST HENDON BROADWAY, LONDON, BARNET, GREATER LONDON, NW9 7DE | £825,000 | 30/11/2022 | Flat |
| EIDER APARTMENTS, 73 FLAT 35 PERRYFIELD WAY, LONDON, BARNET, GREATER LONDON, NW9 7FD | £487,500 | 09/11/2022 | Flat |
| HAWFINCH HOUSE, 1 FLAT 88 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX | £493,000 | 04/11/2022 | Flat |
| WOODLARK APARTMENTS, 1 FLAT 7 DAMSEL WALK, LONDON, BARNET, GREATER LONDON, NW9 7FA | £423,000 | 28/10/2022 | Flat |
| PEREGRINE APARTMENTS, 30 FLAT 18 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7FH | £345,000 | 27/09/2022 | Flat |
| HAWFINCH HOUSE, 1 FLAT 105 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7BX | £526,000 | 27/08/2022 | Flat |
| MEADOWLARK HOUSE, 3 FLAT 32 MOORHEN DRIVE, LONDON, BARNET, GREATER LONDON, NW9 7DL | £650,000 | 20/07/2022 | Flat |

**Area average:** £492,375 (20 sales)

## Price vs local average

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

- **Local average:** £393,704 (88 Flat, NW9, 2024–2026)
- **Deviation:** -11.1%

## Rental Range

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

- **Low:** £1,741/mo
- **Realistic:** £1,934/mo
- **Optimistic:** £2,127/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 1 Bed Flat, Shearwater Drive, NW9 | £1,900/mo | 1 | 0.07 miles | OpenRent |
| 1 Bed Flat, Crested Court, NW9 | £1,950/mo | 1 | 0.11 miles | OpenRent |
| 1 Bed Flat, Greenshank House, NW9 | £1,700/mo | 1 | 0.12 miles | OpenRent |
| 1 Bed Flat, West Hendon Broadway, NW9 | £1,850/mo | 1 | 0.13 miles | OpenRent |
| Studio Flat, Station Road, NW4 | £1,400/mo | 1 | 0.28 miles | OpenRent |
| Bedsit, Layfield Crescent, NW4 | £900/mo | 1 | 0.46 miles | OpenRent |
| Studio Flat, Station Road, NW4 | £1,300/mo | 1 | 0.56 miles | OpenRent |

**Average rent: £1,571/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £127/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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:** £6,863/m²

## Capital growth trend

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

- **5y growth:** -17.2%
- **10y growth:** -10.2%

## House Price Index (HM Land Registry)

*Official index for Barnet; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -5.6%
- **5y growth (index):** -3.4%
- **10y growth (index):** -0.8%

## 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)