Flat 1, 1 Holford Road, London, NW3 1AD
About Flat 1
Flat 1 is a semi-detached house in London (NW3 1AD). It has a recorded floor area of 107 m² (around 1152 sq ft) and construction records dating it to 1900-1929. At 107 m² this is the 2nd smallest of 3 units on EPC record in the building, where floor areas span 71–175 m². On EPC score it ranks last in the building (62 versus a best of 66). The latest certificate (May 2025) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79).
Untraded for 23 years, with the last transfer in January 2003. Today's modelled estimate of £783,000 sits 683% above the 2003 sale of £100,000. On a £-per-square-foot basis, the last sale (£87/sq ft) was about 90.3% below the postcode norm. At 107 m² it sits well below the postcode median (192 m² across 15 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at Flat 1
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Planning history
Flat 1 has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
Sales history & valuation
Flat 1's modelled value sits at over four times its earliest registered sale price (2003).
£783,000
Modelled from EPC, postcode comparables.
£100,000
Recorded with HM Land Registry.
Sales timeline
16 January 2003Most recent
£100,000
Median price across the last 5 sales in NW3 1AD: £1,600,000 (2023–2020).
Nearby sales in NW3 1AD
1 Holford Road, Camden, London, NW3 1AD
Sold Oct 2023
£2,040,000Flat 3, 2 Holford Road, London, NW3 1AD
Sold Jun 2023
£1,400,000Flat 2, 2 Holford Road, London, NW3 1AD
Sold Apr 2022
£1,600,0003 Holford Road, Camden, London, NW3 1AD
Sold Aug 2021
£13,500,000Flat 3, 1 Holford Road, London, NW3 1AD
Sold Apr 2020
£925,000
Everything we know about Flat 1, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Holford Road homes
On price per m², Flat 1 runs well behind the street norm.
Price per m²
£935
Street avg £13,513
Floor Area
107 m²
Street avg 125 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
4.7 t/year
Street avg 5.4 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Whitestone Pond / Jack Straw's Castle — bus stop.
Closest school
0.1 km
Christ Church Primary School, Hampstead. 47 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
51.2dB
Night-time· 23:00 – 07:00
41.5dB