Flats/Maisonettes

88 FIRST FLOOR FLAT BELGRAVE ROAD

LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ

£795,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SW1V 2BJ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Belgrave Road	0.1 miles
Shop	Moreton Place	0.1 miles
Train station	Pimlico	0.1 miles
University	University of Notre Dame	1.3 miles
Hospital	Bridge Lane Health Centre	1.7 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£795,000 Mar 2026

Local average

£785,930 (57 sales)

Street crime

1693 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/03/2026	£795,000	Flat	—	£791,573 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£795,000
listed	08/05/2025	£800,000
sold	01/01/2005	£338,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
26 LOWER GROUND FLOOR FLAT MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NR	£700,000	23/01/2026	Flat
44 FLAT 42 DENBIGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2EU	£525,000	22/01/2026	Flat
8 SECOND AND THIRD FLOOR FLAT MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NP	£955,406	16/01/2026	Flat
38 FLAT D CHARLWOOD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2DX	£678,000	08/01/2026	Flat
99 FIRST FLOOR FLAT BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BH	£655,000	19/12/2025	Flat
86 FLAT 3 TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NB	£1,080,000	09/12/2025	Flat
84 FIRST FLOOR FLAT TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NB	£700,000	30/10/2025	Flat
114 FLAT 17 BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BL	£570,000	03/10/2025	Flat
CLARION HOUSE FLAT 15 MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NN	£576,290	10/09/2025	Flat
118 SECOND AND THIRD FLOOR FLAT TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2ND	£800,000	22/08/2025	Flat
124 FLAT 4 TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2ND	£435,000	08/08/2025	Flat
98 FLAT 6 BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ	£1,270,000	08/08/2025	Flat
96 FLAT 17 BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ	£1,207,000	25/04/2025	Flat
102 FLAT 2 BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ	£728,000	08/08/2024	Flat
4 FIRST FLOOR FLAT MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NP	£550,000	11/12/2023	Flat
82 FLAT 3 TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NB	£390,000	01/12/2023	Flat
CLARION HOUSE FLAT 6 MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NN	£470,000	28/09/2023	Flat
102 TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2ND	£1,000,000	28/09/2023	Flat
38 FLAT E CHARLWOOD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2DX	£565,000	28/09/2023	Flat
12 BASEMENT FLAT MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NP	£667,000	08/09/2023	Flat

Area average: £726,085 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).

Address	Price	Beds	Type	Distance
Westminster Green, Dean Ryle St., SW1P	£549,000	1	Flat	0.56 mi

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -4.2%

10y growth -15.4%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Westminster. Series: Flats and maisonettes. As of June 2026.

1y (index) -25.7%

5y (index) -12.8%

10y (index) -22.5%

Rental Range

Estimated market rent for Westminster. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,861/mo

Realistic £3,179/mo

Optimistic £3,497/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Central London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, St Georges Square, SW1V	£2,300/mo	2	0.11 miles	OpenRent

Average rent: £2,300/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.29%

Max investor price (0.8%) £287,500

Target investor price (1%) £230,000

Gross yield 3.5%

Cost-to-rent ratio 28.8×

Monthly cashflow £-1,086/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~142 m² (0.04 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Anti-social behaviour	364
Violence and sexual offences	334
Theft from the person	251
Other theft	247
Shoplifting	150
Public order	87
Robbery	63
Burglary	54
Drugs	41
Bicycle theft	40
Vehicle crime	27
Other crime	19
Possession of weapons	12
Criminal damage and arson	4
Total incidents	1693

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Pimlico Academy	Secondary	0.1 miles	Good — 14 Dec 2021
Pimlico Primary	Primary	0.1 miles	Outstanding — 11 Sep 2015
Westminster Under School	Other	0.2 miles	— (No rating)
Fairley House School	Other	0.3 miles	— (No rating)
Eaton Square Prep School	Other	0.3 miles	— (No rating)

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 88 FIRST FLOOR FLAT BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ

## Property details

- Slug: `206e97c` (address key hash: `206e97c567ab8c7db821486a644eefd0d27a1b7f`)
- Postcode: SW1V 2BJ
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £795,000 Mar 2026
- Local average: £785,930 (57 sales)
- Street crime: 1693 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £795,000
- Date: 2026-03-26
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-26 | £795,000 | Flat | — | £791,573 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3ddb-b8d0-e063-4704a8c08d98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 88 FIRST FLOOR FLAT BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ | £795,000 | 26/03/2026 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [161683286](http://87.117.209.195:8080/listings/0e26e1e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £795,000 |
| listed | 2025-05-08 | £800,000 |
| sold | 2005-01-01 | £338,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 LOWER GROUND FLOOR FLAT MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NR | £700,000 | 23/01/2026 | Flat |
| 44 FLAT 42 DENBIGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2EU | £525,000 | 22/01/2026 | Flat |
| 8 SECOND AND THIRD FLOOR FLAT MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NP | £955,406 | 16/01/2026 | Flat |
| 38 FLAT D CHARLWOOD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2DX | £678,000 | 08/01/2026 | Flat |
| 99 FIRST FLOOR FLAT BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BH | £655,000 | 19/12/2025 | Flat |
| 86 FLAT 3 TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NB | £1,080,000 | 09/12/2025 | Flat |
| 84 FIRST FLOOR FLAT TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NB | £700,000 | 30/10/2025 | Flat |
| 114 FLAT 17 BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BL | £570,000 | 03/10/2025 | Flat |
| CLARION HOUSE FLAT 15 MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NN | £576,290 | 10/09/2025 | Flat |
| 118 SECOND AND THIRD FLOOR FLAT TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2ND | £800,000 | 22/08/2025 | Flat |
| 124 FLAT 4 TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2ND | £435,000 | 08/08/2025 | Flat |
| 98 FLAT 6 BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ | £1,270,000 | 08/08/2025 | Flat |
| 96 FLAT 17 BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ | £1,207,000 | 25/04/2025 | Flat |
| 102 FLAT 2 BELGRAVE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2BJ | £728,000 | 08/08/2024 | Flat |
| 4 FIRST FLOOR FLAT MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NP | £550,000 | 11/12/2023 | Flat |
| 82 FLAT 3 TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NB | £390,000 | 01/12/2023 | Flat |
| CLARION HOUSE FLAT 6 MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NN | £470,000 | 28/09/2023 | Flat |
| 102 TACHBROOK STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2ND | £1,000,000 | 28/09/2023 | Flat |
| 38 FLAT E CHARLWOOD STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2DX | £565,000 | 28/09/2023 | Flat |
| 12 BASEMENT FLAT MORETON PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 2NP | £667,000 | 08/09/2023 | Flat |

**Area average:** £726,085 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Westminster Green, Dean Ryle St., SW1P](http://87.117.209.195:8080/listings/b59e5de) | £549,000 | 1 | Flat | 0.56 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -4.2%
- **10y growth:** -15.4%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -25.7%
- **5y growth (index):** -12.8%
- **10y growth (index):** -22.5%

## Rental Range

*ONS Price Index of Private Rents (Westminster). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,861/mo
- **Realistic:** £3,179/mo
- **Optimistic:** £3,497/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, St Georges Square, SW1V | £2,300/mo | 2 | 0.11 miles | OpenRent |

**Average rent: £2,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,300/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 28.8×
- **Monthly cashflow:** £-1,086/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.7%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 364 |
| Violence and sexual offences | 334 |
| Theft from the person | 251 |
| Other theft | 247 |
| Shoplifting | 150 |
| Public order | 87 |
| Robbery | 63 |
| Burglary | 54 |
| Drugs | 41 |
| Bicycle theft | 40 |
| Vehicle crime | 27 |
| Other crime | 19 |
| Possession of weapons | 12 |
| Criminal damage and arson | 4 |
| **Total incidents** | **1693** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Pimlico Academy | Secondary | 0.1 miles | Good — 14 Dec 2021 |
| Pimlico Primary | Primary | 0.1 miles | Outstanding — 11 Sep 2015 |
| Westminster Under School | Other | 0.2 miles | — (No rating) |
| Fairley House School | Other | 0.3 miles | — (No rating) |
| Eaton Square Prep School | Other | 0.3 miles | — (No rating) |