Sold STC Terraced

40 NARCISSUS ROAD

LONDON, GREATER LONDON NW6 1TH

4 beds 2,917 sq ft Listed 10 Sep 2013 (-4707d)

£2,250,000

Guide Price

Reduced on 14 Jun 2013

Save

# 4 bedroom terraced house for sale (NW6 1TH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 40 NARCISSUS ROAD, LONDON, GREATER LONDON NW6 1TH |
| Price | £2,250,000 |
| Bedrooms | 4 |
| Construction age | England and Wales: before 1900 |
| Floor area | 271 m² |
| Last sold | £2,250,000 Nov 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 07/05/2036
- **Current heating cost:** £2,535/year
- **Est. upgrade cost to C:** £18,250

### Recommendations
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2128-5917-8190-1110-1621)

## Description

**Property Description**

An exceptional four bedroom house offering approx. 2750 sq ft of internal space.

**Property Details**

This house has been refurbished to exacting standards throughout.This popular location is moments from the amenities of West End Lane and close to both the Jubilee Line and Thameslink train connections.

## Property Photos

- ![Exterior](/listings/photos/28097727/1621061) - Exterior
- ![Kitchen](/listings/photos/28097727/1621062) - Kitchen
- ![Reception](/listings/photos/28097727/1621065) - Reception
- ![KItchen](/listings/photos/28097727/1621067) - KItchen
- ![Reception](/listings/photos/28097727/1621068) - Reception
- ![Bathroom](/listings/photos/28097727/1621072) - Bathroom
- ![Internal View](/listings/photos/28097727/1621073) - Internal View
- ![Reception](/listings/photos/28097727/1621074) - Reception
- ![Garden View](/listings/photos/28097727/1621075) - Garden View
- ![Internal View](/listings/photos/28097727/1621076) - Internal View
- ![Kitchen](/listings/photos/28097727/1621077) - Kitchen

## Floorplans

- ![Main Photo](/listings/photos/28097727/1621078) - Main Photo

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #10032186
- **Address:** 40 Narcissus Road, LONDON, NW6 1TH
- **Certificate Issued:** 20/01/2014
- **Work Completed:** 19/06/2013
- **Items:** 1 window(s)

### FENSA Certificate #9354954
- **Address:** 40 Narcissus Road, LONDON, NW6 1TH
- **Certificate Issued:** 11/02/2013
- **Work Completed:** 25/01/2013
- **Items:** 11 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TH | £2,250,000 | 08/11/2013 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 76 SOLENT ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TX | £1,366,000 | 29/07/2025 | Terraced |
| 59 SOLENT ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TY | £2,475,000 | 16/07/2025 | Terraced |
| 16 PANDORA ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TT | £2,040,000 | 03/11/2023 | Terraced |
| [Same street] 14 NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TH | £2,375,000 | 28/09/2023 | Terraced |
| [Same street] 20B NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TH | £270,000 | 12/01/2023 | Flat |
| 17 NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TJ | £1,910,000 | 21/09/2022 | Terraced |
| 18 PANDORA ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TT | £2,600,000 | 19/08/2022 | Terraced |
| 27 SOLENT ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TP | £1,625,000 | 15/06/2022 | Terraced |
| 56 HOLMDALE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1BL | £785,000 | 18/03/2022 | Terraced |
| 12 SUMATRA ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1PU | £1,257,000 | 31/01/2022 | Terraced |
| 78 SOLENT ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TX | £1,300,000 | 28/01/2022 | Terraced |
| 23 NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TJ | £1,900,000 | 21/12/2021 | Terraced |
| [Same street] 24 UPPER MAISONETTE NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TH | £851,000 | 14/10/2021 | Flat |

**Street average:** £1,165,333 (3 sales)
**Area average:** £1,725,800 (10 sales)

## Price vs local average

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

- **Local average:** £1,627,059 (34 Terraced, NW6, 2024–2026)
- **Deviation:** +38.3%

## Rental Range

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

- **Low:** £2,512/mo
- **Realistic:** £2,791/mo
- **Optimistic:** £3,070/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £3,052/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 |
|------|------|------|------|------|
| 4 Bed Flat, Gondar Gardens, NW6 | £3,500/mo | 4 | 0.26 miles | OpenRent |

**Average rent: £3,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.16% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 1.9%
- **Cost-to-rent:** 53.6×
- **Monthly cashflow:** £-5,736/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.5%

*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:** £8,303/m²

## Capital growth trend

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

- **5y growth:** -8.7%
- **10y growth:** 30.8%

## House Price Index (HM Land Registry)

*Official index for Camden; Terraced series; as of April 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 6.8%
- **10y growth (index):** 5.5%

## 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)

Exterior Kitchen Reception KItchen Reception Bathroom Internal View Reception Garden View Internal View Kitchen

/ 11

Property details

Floor area

271 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£2,250,000 Nov 2013

Price per m²

£8,303/m²

Local average

£1,627,059 (+38.3%)

Deprivation

Decile 7 (23,496 of 33,755)

Street crime

1071 incidents within 1 mile (May 2026)

Key features

4 Bedrooms
2 Reception Rooms
Basement
40 ft Landscaped Garden
2 En Suite Bathrooms
1 En Suite Shower Room
Family Shower Room
Cinema/Gym Room
Built-in SONOS AV System
Walnut Hard Wood Flooring

Additional details

Garden: Yes

Description

Property Description

An exceptional four bedroom house offering approx. 2750 sq ft of internal space.

Property Details

This house has been refurbished to exacting standards throughout.This popular location is moments from the amenities of West End Lane and close to both the Jubilee Line and Thameslink train connections.

Listed by

Hampstead House Sales

The Chancellors Group of Estate Agents

Reference: 28097727

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 08/05/2026

Expiry date: 07/05/2036

Current heating cost: £2,535/year

Potential heating cost: £1,990/year

Est. upgrade cost to C: £18,250

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Main Photo

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10032186

Property Details

Street: 40 Narcissus Road

Town: LONDON

Postcode: NW6 1TH

Installation Details

Items: 1 window

Certificate Issued: 20/01/2014

Work Completed: 19/06/2013

This certificate data was retrieved from FENSA's database

FENSA Certificate #9354954

Property Details

Street: 40 Narcissus Road

Town: LONDON

Postcode: NW6 1TH

Installation Details

Items: 11 windows

Certificate Issued: 11/02/2013

Work Completed: 25/01/2013

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	08/11/2013 (12 years ago)	£2,250,000	—

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
76 SOLENT ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TX	£1,366,000	29/07/2025	Terraced
59 SOLENT ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TY	£2,475,000	16/07/2025	Terraced
16 PANDORA ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TT	£2,040,000	03/11/2023	Terraced
Same street 14 NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TH	£2,375,000	28/09/2023	Terraced
Same street 20B NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TH	£270,000	12/01/2023	Flat
17 NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TJ	£1,910,000	21/09/2022	Terraced
18 PANDORA ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TT	£2,600,000	19/08/2022	Terraced
27 SOLENT ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TP	£1,625,000	15/06/2022	Terraced
56 HOLMDALE ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1BL	£785,000	18/03/2022	Terraced
12 SUMATRA ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1PU	£1,257,000	31/01/2022	Terraced
78 SOLENT ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TX	£1,300,000	28/01/2022	Terraced
23 NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TJ	£1,900,000	21/12/2021	Terraced
Same street 24 UPPER MAISONETTE NARCISSUS ROAD, LONDON, CAMDEN, GREATER LONDON, NW6 1TH	£851,000	14/10/2021	Flat

Street average: £1,165,333 (3 sales)

Area average: £1,725,800 (10 sales)

Capital growth trend

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

5y growth -8.7%

10y growth 30.8%

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

1y (index) -0.5%

5y (index) 6.8%

10y (index) 5.5%

Rental Range

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

Low £2,512/mo

Realistic £2,791/mo

Optimistic £3,070/mo

Based on Local Authority from postcode lookup → Camden.

LHA (30th percentile) floor for Inner North London: £3,052/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW6 1TH

Nearby

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

Type	Name	Distance
Shop	Kim's Pharmacy	0.1 miles
Shop	B&R Carpet Company	0.1 miles
Bus stop	Solent Road	0.1 miles
Train station	West Hampstead Thameslink	0.2 miles
Train station	West Hampstead	0.3 miles
University	Central Belsize Square	1.1 miles
University	Kennet West Skills Centre	1.8 miles
Hospital	The Portland Hospital	3.0 miles
Hospital	Sleep & Health Clinic	3.1 miles

Street-level crime

Category	Count
Anti-social behaviour	282
Violence and sexual offences	213
Shoplifting	153
Other theft	107
Vehicle crime	74
Public order	58
Burglary	49
Theft from the person	46
Robbery	34
Drugs	26
Bicycle theft	14
Other crime	8
Possession of weapons	6
Criminal damage and arson	1
Total incidents	1071

Within 1 mile during May 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
Emmanuel Church of England Primary School	Primary	0.1 miles	Good — 11 Feb 2019
West Hampstead Primary School	Primary	0.2 miles	Good — 10 Sep 2012
The Mulberry House School	Other	0.5 miles	— (No rating)
St Luke's Church of England School	Primary	0.5 miles	Good — 24 Jul 2013
Kingsgate Primary School	Primary	0.5 miles	Outstanding — 11 Dec 2023

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
4 Bed Flat, Gondar Gardens, NW6	£3,500/mo	4	0.26 miles	OpenRent

Average rent: £3,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.16%

Max investor price (0.8%) £437,500

Target investor price (1%) £350,000

Gross yield 1.9%

Cost-to-rent ratio 53.6×

Monthly cashflow £-5,736/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -10.5%

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).