Silkstream, Hendon: a nine acre masterplan by Berkeley St George
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Hello everyone, in London nine acres of a masterplan scheme with its own park and water landscaping inside it. Today, by Berkeley, Silkstream 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
In Hendon, north west London, Berkeley Group’s St George brand a large scale scheme developed by. The figures tell the story: roughly nine acres of of masterplan area, A 1.4 acre podium garden and A 1.5 acre public park. Plus water landscaping. A concierge, co-working, a private screening room, fitness and a residents’ lounge. Yes, you read that correctly: this amenity package in Zone 3.
Prices
- One bedroom apartments: £433,000and up
- one, two and three bedroom options
- Apartment size: 51 m²and up
- Developer: Berkeley Group / St George
- Address: Silkstream by Berkeley, 4 The Hyde, London NW9
St Georgeis the Berkeley Group brand that runs its large scale regeneration schemes; this is the name behind the most ambitious masterplans in London. Its quality standard and delivery discipline are taken as a reference in the industry. the advantages of buying a new build home with a strong brand behind it.
Why Silkstream?
A Zone 3 price with masterplan quality: that is the real argument for this scheme. To find the same amenity package in Zone 1 you would have to go above £800,000. Here you come in from £433,000 and get the same Berkeley standard.
- Hendon Central and Colindale (Northern Line), close by
- Hendon railway station (Thameslink): direct links to the City and Gatwick
- Direct to central London on the Northern Line; Bank and the West End without a change
- M1 quick access to the motorway; direct to the north and the M25
- Brent Cross and the shopping centres nearby a few minutes away
A nature led concept of living: most new schemes in London offer a courtyard squeezed between the blocks. Silkstream is built across nine acres: a podium garden, a public park and water landscaping. That scale is a design decision that makes a difference both to quality of life and to long term value.
Daily life: between city and nature
In the morning you go straight into central London on the Northern Line. A walk in the scheme’s own park or a coffee in the podium garden at lunchtime. A meeting in the co-working space or a film in the screening room on the way home in the evening. At the weekend shopping at Brent Cross, with Hampstead Heath and the green spaces of north London close by. A balance designed for anyone who wants to be in the city without losing touch with nature.
Silkstream rental yield
A Zone 3 location and a sensible entry price produce a good yield. One bedroom apartments usually let for £1,850 to £2,050, 2+1s £2,150 to £2,600 a month. That puts the gross rental yield in the 5.1-5.7% band, clearly above Zone 1 schemes.
Tenant profile: young professionals working in central London who do not want to pay Zone 1 and 2 rents, hospital and institutional staff around Barnet and Brent, and young families. The Berkeley name and the amenity package create extra demand from that group. For areas with a similar profile, high yield buy to let areas is worth a look.
The shared areas and the details that set Silkstream apart
- A 1.4 acre podium garden: raised, landscaped green space for residents only.
- A 1.5 acre public park: a new park given to the neighbourhood as part of the scheme.
- Water landscaping: at the centre of the scheme’s nature led identity.
- Concierge service: parcels, security and welcoming guests.
- Co-working areas: quiet shared office areas designed for people working from home.
- A private screening room: a cinema room set aside for residents.
- Fitness facilities: a gym you can use without paying a membership.
- Residents Lounge: a shared living space for entertaining and socialising.
Energy efficiency and comfort
Berkeley standard insulation, high performance windows and efficient central systems; the apartments are typically EPC B band. Against the older building stock of Barnet and Brent the difference in the annual bill is plain. If you let the property you are also ready for the tightening minimum energy standards in the United Kingdom.
Who is buying?
Anyone who wants Berkeley quality without a Zone 1 budget is the main audience for this scheme. Professionals aged 30 to 50, investors looking for a balance between yield and quality, and young families drawn by the proximity to the park. Its closeness to the multicultural neighbourhoods of north London also makes the scheme particularly attractive to international buyers.
Frequently asked questions
Is Zone 3 a disadvantage? There is a direct link to the centre on the Northern Line. In return the price per square metre is far more affordable and the rental yield is markedly higher. Not for anyone after the prestige of Zone 1, but the right scheme for anyone after balance.
Is the project phased? Yes, the nine acre masterplan is being delivered in stages. Which phase you buy sets your completion date; the earlier phases are usually cheaper.
What is the tenure? Leasehold: Berkeley schemes typically grant 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. Berkeley schemes are regarded by lenders as high quality security. UK mortgages for foreign nationals is worth reading.
How much is the service charge? It comes out in the upper middle range on schemes that include a concierge, a screening room, fitness and extensive landscape maintenance. The absence of a pool keeps the cost contained. We obtain the current figure apartment by apartment.
Total cost: what you actually pay when you buy at Silkstream
Many overseas buyers look only at the apartment price and meet a surprise at completion. Let us work out the real cost on a £433,000 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.
| Item | If it will be your only home | If it will be an additional home |
|---|---|---|
| Property price | £433,000 | £433,000 |
| Stamp duty (SDLT) | £20,310 | £41,960 |
| Legal fees | £1,500 to £3,000 | £1,500 to £3,000 |
| Searches and Land Registry fees | about £800 | about £800 |
| Approximate total | £455,610 | £478,760 |
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 £433,000 entry price; we prepare the exact calculation for your own scenario.
The Silkstream 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 Silkstream, these are the ones worth pausing on:
- Zone 3 location: there is a direct link to the centre on the Northern Line but it is far for anyone after the prestige of Zones 1 and 2.
- A large, phased project, the nine acre masterplan is completing in stages; there will be construction around for a while longer.
- Havuz yok: there is a concierge, fitness and a screening room but nothing for anyone after a pool or a spa.
- Limited images: the project images on the site are around 1200px; ask for a current floor plan before choosing an apartment.
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 Silkstream compare with the alternatives?
Before you decide, it is worth looking at the other projects in the same budget band:
- Wembley Park Gardens: next to a tube station in north west London, at a lower entry price.
- Trillium Paddington: for anyone after Berkeley quality in Zone 1.
- Royal Gateway: an alternative on the Central Line in west London.
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?
