85, Eton Rise, NW3 2DB
85 Eton Rise is a 56 m² / 603 sq ft flat in Hampstead Heath. It sold for £530,000 in March 2025. Indexed forward to today's value, that sale is roughly £483k. Recent local prices imply a broad valuation context of £536k to £739k 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 Mar 2025 £530,000 -0.2% -3.7% Mar 2017 £540,000 7.3% 4.9% Jul 2007 £275,000 22.9% 20.8% Mar 1997 £32,500 -33.8% -35.4% Jul 1995 £65,000 na na - Floor plan
-
Archived estate agent floor plan for 85, Eton Rise.
- Internal area
- 56 square metres (603 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £9,464 per square metre (£879 per square foot) in Mar 2025. Indexed forward to today's value, this is roughly £8,626 per square metre (£801 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Mar 2025 £530,000 £9,464 £483,030 £8,626 Mar 2017 £540,000 £9,643 £501,571 £8,957 Jul 2007 £275,000 £4,911 £435,813 £7,782 Mar 1997 £32,500 £580 £176,675 £3,155 Jul 1995 £65,000 £1,161 £434,559 £7,760 Calculated using the latest EPC internal area of 56 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 £483,030. 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 56 m², this implies a valuation between £536,000 and £739,000. 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
- 1
- Type
- Flat
- Council tax band
- C
- Summary:
- 15 August 2016 - 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 2 habitable rooms. Estimated year built 1900 to 1929
- Area:
- 56 sqm (603 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: (another dwelling above). Heating: Community scheme.
85 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 £483,030.
- Based on an internal area of 56 m² and recent prices in Hampstead Heath, this implies a lower and upper quartile range from £536,000 to £739,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.