# 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) |