86, Eton Rise, NW3 2DB
86 Eton Rise is a 65 m² / 700 sq ft flat in Hampstead Heath. It sold for £756,600 in May 2016. Indexed forward to today's value, that sale is roughly £694k. Recent local prices imply a broad valuation context of £622k to £858k based on its internal area. The Land Registry and EPC data was last updated 2 July 2026.
- Sale history
-
Date Paid price Annual growth After inflation May 2016 £756,600 8.5% 6.3% Oct 2002 £249,950 na na - Floor plan
-
Archived estate agent floor plan for 86, Eton Rise.
- Internal area
- 65 square metres (700 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £11,640 per square metre (£1,081 per square foot) in May 2016. Indexed forward to today's value, this is roughly £10,672 per square metre (£991 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm May 2016 £756,600 £11,640 £693,649 £10,672 Oct 2002 £249,950 £3,845 £561,231 £8,634 Calculated using the latest EPC internal area of 65 m². Earlier sale dates may not have had the same measured area available.
- Valuation
- The most recent sale price indexed forward to today's value is £693,649. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Hampstead Heath are now selling for between £9,570 and £13,200 per square metre (£889 and £1,226 per square foot). Based on an internal area of 65 m², this implies a valuation between £622,000 and £858,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
- Bedrooms
- 2
- Type
- Flat
- Council tax band
- D
- Summary:
- 11 October 2013 - energy performance certificate grade D
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Marketed sale
- Tenure:
- Owner-occupied
- Property type:
- 2nd floor flat in an apartment block with 1 storeys , has 3 habitable rooms. Estimated year built 1930 to 1949
- Area:
- 65 sqm (700 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: (another dwelling above). Heating: Community scheme.
86 Eton Rise is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.
- HouseMetric estimates the most recent sale price indexed forward to today's value is £693,649.
- Based on an internal area of 65 m² and recent prices in Hampstead Heath, this implies a lower and upper quartile range from £622,000 to £858,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.