Hendon Waterside: Prices and Rental Yields by the Water

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Hello everyone. Living inside London on the shore of a lake, and at prices from £360,000. Today, Hendon Waterside is what we are looking at today!

For prices, taxes and the whole buying process, see our guide: UK Property Guide

Apartment types, current price range and location: see the project page

Kuzey Londra’da, West Hendon’da, Brent Reservoir (known locally as Welsh Harp) a large scale scheme developed on its shore. In London, waterside usually means the Thames; here you are on the shore of a lake, with sailing clubs, birdwatching areas and a nature reserve. There is a residents’ gym, a residents’ lounge, work spaces, landscaped gardens and children’s play areas. Yes, you read that correctly: surrounded by nature, inside London.

Prices

• One bedroom apartments: £360,000and up
• one, two and three bedroom options
• Apartment size: 57 m²and up, which is generous for this price band
• Handed over in stages, with new phases still running
• Address: Hendon Waterside, The Hyde, West Hendon, Barnet, London NW9

Note the floor area: 57 m² is markedly larger than most London apartments in the £360,000 band. The same money buys 40 to 45 m² in districts closer to the centre. the advantages of buying a new build home with a generous floor area.

Why Hendon Waterside?

Lakeside: a location that cannot be copied in London: Brent Reservoir is one of the largest inland bodies of water in London and holds nature reserve status. In other words, no tower can ever go up on the view in front of you. There are very few locations in London where the question "will my view be blocked?" has a clear answer; this is one of them.

• Hendon railway station (Thameslink): direct to the City, St Pancras and Gatwick
• Hendon Central (Northern Line), to central London without a change
• Direct links to Camden, the West End and Bank on the Northern Line
• Middlesex University and the educational institutions nearby, close by
• Brent Cross shopping centre and the M1 a few minutes away

Proximity to a university means a guaranteed let: Middlesex University and the educational institutions around it bring a constant flow of tenants to the area. That means academics, researchers and postgraduate students: a population that pays regularly and stays a long time.

Daily life: a morning run by the lake

A run around the lake in the morning, then the Thameslink to the City. A meeting in the residents’ lounge or the work space at lunchtime. Shopping at Brent Cross on the way home in the evening. At the weekend sailing at the Welsh Harp, a walk in the birdwatching areas or a short trip to Hampstead Heath. A balance designed for anyone who wants to live in London without losing touch with nature.

Hendon Waterside rental yield

A sensible entry price, a generous floor area and university demand together produce a strong yield. One bedroom apartments usually let for £1,600 to £1,850, 2+1s £2,200 to £2,600 a month. That puts the gross rental yield in the 5.3-6.2% band.

Tenant profile: academics and postgraduate students of Middlesex University, young professionals working in central London, hospital staff around Barnet and young families. That variety lowers the risk of a void. For areas with a similar profile, high yield buy to let areas is worth a look.

The shared areas and the details that set Hendon Waterside apart

• The shore of Brent Reservoir (the Welsh Harp): a nature reserve; the water view is permanently protected.
• Residents' gym: a fully equipped gym you can use without paying a membership.
• Residents’ Lounge: a shared living space for entertaining and socialising.
• Work spaces: quiet areas designed for people working from home.
• Landscaped communal gardens: green space between the blocks, for residents only.
• Children’s play areas: designed with families in mind.
• Footpaths: along the lake shore and within the scheme.
• Balcony or terrace in most apartments: large glazed facades and open plan living areas as standard.

Energy efficiency and comfort

The apartments are planned with high specification interiors, modern insulation and efficient heating; they are typically EPC B band. Against Barnet’s older building stock the difference in the annual bill is plain. If you let the property you are also safe against the tightening minimum energy standards in the United Kingdom.

Who is buying?

This project draws two groups. The first is yield focused investors, a location where you will not struggle to find a tenant, thanks to university demand and a sensible entry price. The second is families looking for a generous floor area: layouts from 57 m² are a serious advantage next to London apartments in this price band. The multicultural character of north London also makes the district familiar to international buyers.

Frequently asked questions

Does every apartment have a lake view? No, it depends on the aspect and the floor. Apartments with a water view stand apart both to let and on resale, so the choice of aspect matters particularly here. We work out for you which blocks have the view.

The project is phased, which phase should I buy? The newer phases offer more modern specification and a longer lease; the earlier ones a settled setting. We decide together according to your goal.

What is the tenure? Leasehold, with newly sold apartments typically given a term of up to 999 years.

Can I buy remotely from abroad? Yes. For the details, our remote property purchase guide page.

Can I use a mortgage? Foreign buyers can normally borrow up to 65-75% of the value. UK mortgages for foreign nationals is worth reading.

How much is the service charge? With no pool or spa it stays below the Zone 1 towers; the gym, the lounge and landscape maintenance are the main items. We obtain the current figure apartment by apartment.

Total cost: what you actually pay when you buy at Hendon Waterside

Many overseas buyers look only at the apartment price and meet a surprise at completion. Let us work out the real cost on a £360,000 apartment. Stamp duty (SDLT) in the United Kingdom is banded: 0% up to £125,000, then 2%, 5%, 10% and 12%. On top of that, non-residents pay a 2% surcharge, and if you already own another home, a further 5% additional dwelling rate applies.

With a mortgage there are also valuation and bank charges, and if you let the property, management commission and income tax. The figures above are indicative, based on a £360,000 entry price; we prepare the exact calculation for your own scenario.

The Hendon Waterside buying process, step by step

If you are buying from another country, the process runs like this:

• 1. Choosing the apartment and reserving it. We go through the floor plans, the aspect and the view. The apartment you choose is usually held with a reservation fee of £5,000 to £10,000.
• 2. Appointing a solicitor. An independent English property solicitor (conveyancer) is appointed. That solicitor acts for you, not for the developer.
• 3. Identity and source of funds checks. You will be asked for a passport, proof of address and documents showing the source of your funds. This step is compulsory in the United Kingdom, and having the papers ready shortens the process.
• 4. Exchange of contracts and deposit. Contracts are usually exchanged within 21 days of the reservation, with a 10% deposit. The signature can be given digitally from abroad.
• 5. Stage payments. In off plan projects these follow the payment schedule; for completed apartments the step is skipped.
• 6. Completion. The remaining balance and the stamp duty are paid and the title is registered in your name. For completed apartments this stage can take four to eight weeks.

You can run the whole process from your own country; you do not have to travel to the United Kingdom.

Risks and what to watch for

We have set out the strengths; in fairness there are points to watch as well. For Hendon Waterside, these are the ones worth pausing on:

• Not every apartment has a lake view: it depends on the aspect and the floor; apartments with a view are clearly worth more, so the choice matters.
• Zone 3-4 location: transport to the centre is good but it is far for anyone after the prestige of Zones 1 and 2.
• A phased, long running project: construction continues around the newer phases.
• A tenant pool weighted towards students: university demand is an advantage but there can be a risk of a seasonal void in the summer months.

None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.

How does Hendon Waterside compare with the alternatives?

Before you decide, it is worth looking at the other projects in the same budget band:

• Silkstream: an upper segment alternative in the same area with Berkeley St George quality.
• Colindale Gardens: nine acres of green space and an amenity package including a sauna, close by.
• Wembley Park Gardens: an alternative next to a tube station in a similar budget band.

We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.

Answers to the most common questions on this topic: Is Buying a Home in London a Good Idea?