Howard Road, London, NW2 6DS

1-bedroom flat · NW2 6DS

484 sq ft1 bathTenure: Leasehold

Asking

£390,000

For saleReduced £10k (−2.5%) on 21 JunListed 212 days

Investor metrics

HMO Article 4 Direction AreaArticle 4 for HMOs · C3 → C4 HMO conversion requires planning permission here

Opportunity summary

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About

The property

A one bedroom ground floor apartment created from this period style property with sole use of the rear garden.

Set in the heart of Cricklewood, the shops, bars and restaurants of both Cricklewood and Willesden Green are within walking distance. The nearest train station is Cricklewood's Thameslink.

The nearest tube station is Willesden Green on the Jubilee Line. A short jog to the David Lloyd Gymnasium in Cricklewood Lane.

The accommodation with approximate room sizes is as follows :- Entrance door entrance hallway Wood flooring. Radiator. Understairs storage cupboard.

Reception room Maximum measurements of 14'3" x 11'6" (4.3m x 3.5m) Wood flooring. Double glazed window with coloured glazed fanlights. Feature fireplace. Coved ceiling. Radiator.

Bedroom Maximum measurements of 11'11" x 9'7" (3.6m x 2.9m) Wood flooring. Fitted robes. Coved ceiling. Radiator. Picture rail. Double glazed window.

Kitchen/diner Maximum measurements of 11'3" x 9' (3.4m x 2.7m) Kitchen wall and base units. Integrated electric oven. Integrated gas hob. Washing machine. Cooker hood.

Gas fired central heating boiler. Double glazed window. Double glazed door to garden. Shower room/W.C. Walk in shower with glazed screen. Close coupled cistern w.c.

Floating wash hand basin with vanity unit below. Extractor fan. Double glazed window. Garden Sole use of low maintenance patio style garden.

Assessment The property lies within the London Borough of Brent - Council Tax Band C - 2026-2027 £1,986.91. Energy performance assessment Energy Efficiency Rating 'D' - Current 63 Tenure Leasehold.

Lease 125 years from the 25th March 2008. Service charge 50% of the total outgoings principally in recent years this has comprised of the contribution towards the Buildings Insurance.

Ground rent currently £200.00 per annum. Asking price £400,000 (Subject to Contract) Whilst every care has been taken in the preparation of these property particulars, Callaway & Co.

Have not tested any of the services, fixtures or fittings available at the property. Also measurements where given should not be relied upon for the fitting of carpets etc.

Key information

Price per sq ft

£806/sq ft

Based on 484 sq ft (45 sq m)

Floor area

484 sq ft (45 sq m)

Reception rooms

Council tax band

Band C

Estimated ~£1,600/year

Tenure

Leasehold (107 years)

Local authority

Brent

London Borough

County

Greater London Authority

Property features

Tenure: Leasehold

Value & comps

What is it worth?

No previous sales on record.

Comparable salesNo comps yet

No comparable sales matched this property yet.

Returns

What does it return?

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Rent evidence

Rental benchmark

Nearby rental comparables

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Local SA Market

Short-let restrictions apply

Greater London: an entire home can be let short-term for at most 9090 short-let nights plus a mid-term let for the rest of the year.
England: a national short-term let register is being introduced; register the property before letting.

We're still gathering serviced-accommodation data for this area.

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Investment Disclaimer

This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.

Past performance does not guarantee future results. Tax implications vary by individual circumstances.

Mortgage

Deal

Is it a deal?

Archie’s verdict

Archie has scored this property.

Deal score · weighted

Weak signals — move on

Factor breakdown

BMV discountNot calculated, and not zero — there is no value estimate for this property to discount against.

0/25

Yield potential—

0/25

Motivation signalsNot enough data

0/25

Days on market212 days · price-fatigue

25/25

—

Seller motivation

Not scored yet

Days on market212

Price reduction-2.5%

STC fall-through—

Back to market—

Agency change—

EPC rating—

Listing timeline

First listedListed at £400,00026 Mar 2026

Price reduced£400,000 → £390,000 (−2.5%)21 Jun 2026

Still activeDay 212 on marketToday

Strategy fit

No strategy scores available yet.

Article 4HMO Article 4 applies

HMO Conversion Potential

Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.