Flat 4, 2 Holford Road, London, NW3 1AD
About Flat 4
Flat 4 is an end-of-terrace house in London (NW3 1AD). It has a recorded floor area of 113 m² (around 1216 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (April 2021) shows a C (score 70). The rating has held steady at C across 2 certificates since May 2011. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Average to Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Very Poor. The recommended improvements would push it to B (score 83).
At 113 m² it sits well below the postcode median (192 m² across 15 EPCs), making it one of the more compact homes locally. On the market in June 2017 and unlisted since — roughly 9 years. Across 1998–2017, sale prices on this property compounded at 5.8% per year. Today's modelled estimate of £1,441,000 is 31.7% above the 2017 sale price.
Know exactly what you're buying at Flat 4
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
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency improved
Single glazing replaced with double or better glazing
More low energy lighting installed
Planning history
Flat 4 has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
Sales history & valuation
Flat 4 has more than doubled in price since the earliest registered sale in 1998.
£1,441,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.8% per year over 19 years.
£1,094,000
Growth on file: 5.8% per year over 19 years.
Sales timeline
5 June 2017Most recent
£1,094,000
+199.7%over 19 years9 January 1998
£365,000
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 4, 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 4 outperforms the street on epc rating by a wide margin.
Price per m²
£9,681
Street avg £11,326
Floor Area
113 m²
Street avg 125 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.7 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