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169b, Flat 2, West End Lane, London, NW6 2LH

Property type
Semi-detached
Floor 01
Habitable rooms
2
From EPC
Floor area
40 m²
431 sq ft
Energy rating
C
Score 72
Tenure
Owner Occupied
Overview

About 169b

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

169b is a semi-detached house in London (NW6 2LH). It has a recorded floor area of 40 m² (around 431 sq ft) and construction records dating it to 1900-1929. At 40 m² this is the 2nd smallest of 4 units on EPC record in 169b, where floor areas span 37–40 m². The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (72 versus a worst of 56). The latest certificate (September 2021) shows a C (score 72). The rating has held steady at C across 2 certificates since October 2011. Between certificates, main heating went from Poor to Average; while wall efficiency dropped from Good to Poor and lighting dropped from Good to Very Poor. The recommended improvements would push it to B (score 81). Main heating runs on electricity.

At 40 m² it sits well below the postcode median (58 m² across 18 EPCs), making it one of the more compact homes locally.

Before you decide

Everything you need to know about 169b

The true value, the hidden risks and the full sale history, in one report.

£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
  • Beautiful Places, source of nearby scenic places
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Sept 2021

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against 169b, Flat 2, West End Lane, London, NW6 2LH, sourced from the PlanIt planning register.

169b has no planning applications on record.

The full report still covers planning activity across the surrounding area.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

169b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£417,000

Modelled from EPC, postcode comparables.

See how we calculated this

No sales recorded with HM Land Registry

That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.

Median price across the last 5 sales in NW6 2LH: £460,000 (2025–2007).

On the street

Versus other West End Lane homes

Four headline reads against 16 similar flats on this street, drawn from the latest EPC and Land Registry data.

EPC Rating

72 (C)

Street avg 68 (D)

Above

Floor Area

40 m²

Street avg 55 m²

Below

CO₂ Emissions

2.9 t/year

Street avg 2.4 t/year

Below

Habitable Rooms

2 rooms

Street avg 3 rooms

Below
Before you decide

Everything you need to know about 169b

The true value, the hidden risks and the full sale history, in one report.

£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
  • Beautiful Places, source of nearby scenic places
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£413k

169b, Flat 1, West End Lane

NW6 2LH

Flat
£413k

179 181, Flat B, West End Lane, Camden

NW6 2LH

Flat
£391k

11a, Flat C, Hemstal Road

NW6 2AB

Flat
£468k

11a, Flat A, Hemstal Road

NW6 2AB

Flat
£479k

11a, Flat B, Hemstal Road

NW6 2AB

Flat
£485k

123 127, Flat 3, Iverson Road

NW6 2RA

Flat
£358k

169b, Flat 3, West End Lane

NW6 2LH

Flat
£490k

11a, Basement Flat, Hemstal Road, Camden

NW6 2AB

Flat
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Full London report

Rail-style transport is unusually close for this postcode.

Crime

8/mo

Rising year-on-year across the wider district.

Nearest stop

0.0 km

West Hampstead Underground Station — subway entrance.

Closest school

0.5 km

Kingsgate Primary School. 66 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around NW6 2LH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for NW6 2LH

Daytime· 07:00 – 23:00

53.0dB

Low
Night-time road noise heatmap for NW6 2LH

Night-time· 23:00 – 07:00

42.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 169b, Flat 2, West End Lane, London, NW6 2LH. Each answer is also embedded as structured data for search engines.