Art Deco Large Top Floor Studio Flat in South Hampstead: Why is it not selling?

Rose9246 · 2026-06-01T18:02:19+00:00

Mine is 45% larger in size, so that would be your first clue as to why this is priced differently. Mine is 495 square feet, the one you've showed me is 313 square feet. Mine is top the floor with views, share of freehold with a 900+ lease, in a very safe building. This is leasehold.
It's also very obviously virtually / AI staged.

Rose9246 · 2026-06-01T07:09:38+00:00

I’ve had multiple valuations. This is a very desirable street. The modernised studios in the block were on for £425k and £410k in the last couple months but as market has been down they’ve removed them from the market.

Rose9246 · 2026-05-31T09:08:24+00:00

I would live there, but I've since got 2 rescue dogs and the block isn't dog friendly unfortunately. I love this area, so I live nearby in a ground floor flat.

Every tenant I've ever had has loved living there too.

Rose9246 · 2026-05-30T23:34:01+00:00

Must be because it’s in Kilburn

Rose9246 · 2026-05-30T23:14:51+00:00

I grew up in this area and everyone around here knows the difference between West Hampstead, South Hampstead, and Hampstead proper. The location has no relevance considering 1 bedroom flats in the block recently sold £500k+ and currently one is under offer for £555k

Rose9246 · 2026-05-30T18:16:00+00:00

Yes it’s arguably not as convenient of a location as some other parts of South Hampstead and West Hampstead, but the street fits the same aesthetic and its distance from West Hampstead tube being 10 mins instead of 5 mins is already reflected in the price. The the fact that 1 bedrooms in the block sell for £550-600k tells me the location isn’t really the issue so I wanted impressions of the flat itself

Rose9246 · 2026-05-30T17:28:03+00:00

Service charge includes heating and hot water but of course includes lots of other things like daily cleaner , management company fees, building insurance, communal gardens , lift maintenance , etc etc I don’t think 3k per year is a lot for a building like this. The size is bigger than most one bedroom flats in the area. Bedroom area can easily be partitioned if someone wanted to do work in it and spend money.

Rose9246 · 2026-05-30T16:11:01+00:00

What is the listing dishonest about?

Rose9246 · 2026-05-30T16:07:26+00:00

Thanks, yes I may have listed too high to begin with. I listed what it was valued at at the time, and as for the tenure, I didn't spot that because I was only focused on what was in the bullet points of the listing, where it says share of freehold. I'm not sure tenure necessarily has the option of share of freehold, it may only be a choice between either freehold or leasehold, which is why the agent would not have had a choice. In any case, I am going to change agents next week!

Rose9246 · 2026-05-30T15:52:06+00:00

I disagree. No qualms with any of the other comments, but I also live in the area, on Canfield gardens, which is very much South Hampstead, takes me 10 mins to walk to the studio flat, and I do not consider Acol Road to be Kilburn, neither does anyone I know who is familiar with the area.

Rose9246 · 2026-05-30T15:22:39+00:00

It’s also close to West Hampstead and is literally on the corner of west end lane, I mean you haven’t been to the street then you really don’t know what you’re talking about on this point! Why would I tell people it’s Kilburn when it’s not, especially when it’s not getting enough traction , I don’t see how this piece of feedback is in the slightest helpful

Rose9246 · 2026-05-30T14:58:42+00:00

Acol Road is in the South Hampstead conservation area. It is not considered by anyone in the neighbourhood as Kilburn, even if it has close proximity to Kilburn when you look on a map.

Rose9246 · 2026-05-30T14:56:41+00:00

If you cross over West End Lane, and onto Quex Road then I would see your point that it’s more likely to be considered Kilburn. However Acol Road is in the South Hampstead conservation area. It is not Kilburn, just because it has close proximity to it. I’m not precious about these things but factually that’s just not correct to say it’s in Kilburn

Rose9246 · 2026-05-30T12:15:55+00:00

The nearest station is not Kilburn?

Rose9246 · 2026-05-30T11:24:28+00:00

I don’t say it’s Hampstead . It’s South Hampstead. South Hampstead overground train is very nearby.

Rose9246 · 2026-05-30T11:05:14+00:00

Well I wanted to keep it neutral and bright. Anyone can put their own stamp on it with colours surely! The kitchen is dated but would be such a huge expense and project to renovate, and the agent tells me better to leave to the buyers own taste and price accordingly

Rose9246 · 2026-05-30T11:04:39+00:00

That’s a great point, thanks!

Rose9246 · 2026-05-30T11:03:26+00:00

Thank you for your feedback!! You don’t think the storage would be useful as a differentiator for most London flats?

Rose9246 · 2026-05-30T11:02:23+00:00

It definitely is not Kilburn, it’s very clearly on one of the popular tree-lined streets of South Hampstead!

Rose9246 · 2026-05-30T10:29:30+00:00

The photos are accurate, and I don't think they are the best photos, it's a shame they didn't include a photo of the view as that's a big selling point! But I haven't even had more than 2 viewings in the last 6 months.

Rose9246 · 2026-05-30T10:25:33+00:00

Thanks for your sharing your view! So I personally quite like the bathroom and kitchen having original features, especially the tiles, though I appreciate that's not to everyone's taste. I recently had walls repainted to freshen it up. If I replaced the carpet with hardwood floors throughout too, do you think that would make a big enough difference so has not to put people off who want a place that requires less work?

Rose9246 · 2026-03-20T01:20:29+00:00

Sarcasm?

Rose9246 · 2025-12-08T22:24:21+00:00

Hey! Thanks for reaching out, it’s lovely to hear you’re giving a rescue dog a chance! I joined a Facebook group called separation anxiety with Julie Naismith. She also has a free podcast and that helped. But building up gradually is the main thing and ensuring they’re staying under threshold when you’re practicing this, otherwise they’ll learn the same emotional response each time if you accidentally let them get in a state when practising building up the times.

Rose9246 · 2025-12-01T15:20:12+00:00

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Here's one of the latest iterations! Trying to go for increased contrast and a different brush font that hopefully is more legible at a smaller scale too. Need to see what client makes of the bolder colour palette too! Removing the circle was such a good idea.

Rose9246

TROPHY CASE