Flat 3, 1 Holford Road, London, NW3 1AD
About Flat 3
Flat 3 is a two-bedroom semi-detached house in London (NW3 1AD). It has a recorded floor area of 71 m² (around 764 sq ft) and construction records dating it to 1900-1929. At 71 m² this is the smallest unit on EPC record across the building (71–175 m²). The latest certificate (July 2022) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2010. Between certificates, lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 78).
At 71 m² it sits well below the postcode median (192 m² across 15 EPCs), making it one of the more compact homes locally. Across 2010–2020, sale prices on this property compounded at 5.9% per year. On a £-per-square-foot basis, the last sale (£1,210/sq ft) was about 35.1% above the typical sold price in the postcode. Last sale on file: £925,000 in April 2020.
Know exactly what you're buying at Flat 3
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
What this property has
Inside
- Bedrooms2
- Bathrooms2
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
More low energy lighting installed
Planning history
Flat 3 has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£922,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.9% per year over 10 years.
£925,000
Growth on file: 5.9% per year over 10 years.
Sales timeline
5 April 2020Most recent
£925,000
+72.3%over 9 years23 September 2010
£537,000
Median price across the last 5 sales in NW3 1AD: £2,040,000 (2023–2018).
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
£13,500,0007 Holford Road, Camden, London, NW3 1AD
Sold Jul 2018
£12,330,000
Everything we know about Flat 3, 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
Flat 3 is notably below the street on floor area.
Price per m²
£13,028
Street avg £10,489
Floor Area
71 m²
Street avg 129 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 5.6 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