Flats/Maisonettes 2 sales on record

CARROLL HOUSE FLAT 29 CRAVEN TERRACE

LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3PR

£450,000

Location

Map view View on Google Maps View on OpenStreetMap Street View W2 3PR

Nearby

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

Type	Name	Distance
Shop	Lancaster Launderette & Dry Cleaners	0.0 miles
Bus stop	Lancaster Gate Station	0.1 miles
Train station	Lancaster Gate	0.1 miles
University	LBS Behaviour Lab	1.2 miles
Hospital	The Portland Hospital	1.6 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£450,000 Feb 2026

Local average

£938,841 (110 sales)

Street crime

1659 incidents within 1 mile (May 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	27/02/2026	£450,000	Flat	+12.5%	£421,915 to April 2026	View transaction
Sold	23/11/2012	£400,000	Flat	—	£414,420 to April 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	£450,000
listed	23/08/2022	£1,950
sold	01/01/2012	£400,000

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
12 GROUND FLOOR CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3QD	£460,000	08/01/2026	Flat
MAITLAND COURT 45 LANCASTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3PE	£950,000	12/12/2025	Flat
LANCASTER COURT, 100 2 LANCASTER GATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3NY	£700,000	14/07/2025	Flat
BARNESS COURT, 6 - 8 FLAT 17 WESTBOURNE TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3UW	£760,000	27/06/2025	Flat
65 - 67 FLAT 17 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DH	£305,000	12/07/2024	Flat
105 - 106 FLAT 2 LANCASTER GATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3NQ	£660,000	20/12/2023	Flat
CARROLL HOUSE FLAT 11 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3PP	£950,000	18/12/2023	Flat
10 FLAT 7 WESTBOURNE TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3UW	£500,000	06/11/2023	Flat
22 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DD	£545,000	11/10/2023	Flat
LANCASTER COURT, 100 13 LANCASTER GATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3NY	£3,685,000	29/08/2023	Flat
15 FLAT 1 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3QD	£560,000	25/08/2023	Flat
15 FLAT 2 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3QD	£515,000	25/07/2023	Flat
28 FOURTH FLOOR FLAT CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3EL	£900,000	01/02/2023	Flat
FORBES HOUSE, 32 - 36 FLAT 8 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DA	£390,000	13/12/2022	Flat
20 FLAT 24 BROOK MEWS NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3BW	£556,000	01/12/2022	Flat
22 FLAT 14 BROOK MEWS NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3BW	£1,230,000	28/10/2022	Flat
23 FLAT 8 BROOK MEWS NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3BW	£1,210,000	17/10/2022	Flat
WILDE HOUSE, 10 FLAT 3 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DL	£925,000	26/07/2022	Flat
GARSON HOUSE FLAT 4 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DG	£798,000	15/07/2022	Flat
19 - 21 FLAT B LANCASTER GATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3LH	£1,150,000	13/07/2022	Flat

Area average: £887,450 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type and bedroom count.

Address	Price	Beds	Type	Distance
Quadrangle Tower, Cambridge Square, London, W2	£575,000	1	Flat	0.49 mi
Cranfield Court, 21 Homer Street, Marylebone, London, W1H	£600,000	1	Flat	0.75 mi

Capital growth trend

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

5y growth -24.7%

10y growth -44.6%

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

1y (index) -20.1%

5y (index) -23.5%

10y (index) -22%

Rental Range

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

Low £2,847/mo

Realistic £3,163/mo

Optimistic £3,479/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
Studio Flat, London, W2	£1,733/mo	1	0.08 miles	OpenRent
1 Bed Flat, Queens Gardens, W2	£2,102/mo	1	0.22 miles	OpenRent
Studio Flat, Gloucester Terrace, W2	£1,650/mo	1	0.3 miles	OpenRent
Studio Flat, London, W2	£1,452/mo	1	0.31 miles	OpenRent

Average rent: £1,734/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £211,500

Target investor price (1%) £169,200

Gross yield 4.5%

Cost-to-rent ratio 22.2×

Monthly cashflow £-274/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.5%

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)

Street-level crime

Category	Count
Anti-social behaviour	369
Violence and sexual offences	297
Other theft	240
Theft from the person	181
Shoplifting	173
Public order	85
Burglary	84
Vehicle crime	77
Robbery	48
Drugs	41
Bicycle theft	26
Other crime	17
Possession of weapons	12
Criminal damage and arson	9
Total incidents	1659

Within 1 mile during May 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
St James & St John Church of England Primary School	Primary	0.1 miles	Good — 23 Apr 2012
Hospital Home and Education Units co St Mary's Hospitial Tuition Unit	Other	0.4 miles	— (No rating)
Hallfield Primary School	Primary	0.4 miles	Good — 18 Nov 2013
Marylebone Boys' School	Secondary	0.5 miles	Good — 16 Jun 2017
Kensington Park School	Other	0.5 miles	— (No rating)

FENSA

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

# CARROLL HOUSE FLAT 29 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3PR

## Property details

- Slug: `730b865` (address key hash: `730b865dd848ffd2aac42dfbbf60debce8f057b4`)
- Postcode: W2 3PR
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £450,000 Feb 2026
- Local average: £938,841 (110 sales)
- Street crime: 1659 incidents within 1 mile (May 2026)

## Latest sale

- Price: £450,000
- Date: 2026-02-27
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £450,000 | Flat | +12.5% | £421,915 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3b5f-b8d0-e063-4704a8c08d98) |
| Sold | 2012-11-23 | £400,000 | Flat | — | £414,420 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/922b012b-b60f-4b2b-a761-2c33c27dde76) |

*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 |
|---------|-------|------|------|
| CARROLL HOUSE FLAT 29 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3PR | £450,000 | 27/02/2026 | Flat |
| CARROLL HOUSE FLAT 29 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3PR | £400,000 | 23/11/2012 | Flat |

## Historic listings

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

- Matched listing: [126300827](http://87.117.209.195:8080/listings/4e20a26)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £450,000 |
| listed | 2022-08-23 | £1,950 |
| sold | 2012-01-01 | £400,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 GROUND FLOOR CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3QD | £460,000 | 08/01/2026 | Flat |
| MAITLAND COURT 45 LANCASTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3PE | £950,000 | 12/12/2025 | Flat |
| LANCASTER COURT, 100 2 LANCASTER GATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3NY | £700,000 | 14/07/2025 | Flat |
| BARNESS COURT, 6 - 8 FLAT 17 WESTBOURNE TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3UW | £760,000 | 27/06/2025 | Flat |
| 65 - 67 FLAT 17 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DH | £305,000 | 12/07/2024 | Flat |
| 105 - 106 FLAT 2 LANCASTER GATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3NQ | £660,000 | 20/12/2023 | Flat |
| CARROLL HOUSE FLAT 11 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3PP | £950,000 | 18/12/2023 | Flat |
| 10 FLAT 7 WESTBOURNE TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3UW | £500,000 | 06/11/2023 | Flat |
| 22 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DD | £545,000 | 11/10/2023 | Flat |
| LANCASTER COURT, 100 13 LANCASTER GATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3NY | £3,685,000 | 29/08/2023 | Flat |
| 15 FLAT 1 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3QD | £560,000 | 25/08/2023 | Flat |
| 15 FLAT 2 CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3QD | £515,000 | 25/07/2023 | Flat |
| 28 FOURTH FLOOR FLAT CRAVEN TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3EL | £900,000 | 01/02/2023 | Flat |
| FORBES HOUSE, 32 - 36 FLAT 8 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DA | £390,000 | 13/12/2022 | Flat |
| 20 FLAT 24 BROOK MEWS NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3BW | £556,000 | 01/12/2022 | Flat |
| 22 FLAT 14 BROOK MEWS NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3BW | £1,230,000 | 28/10/2022 | Flat |
| 23 FLAT 8 BROOK MEWS NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3BW | £1,210,000 | 17/10/2022 | Flat |
| WILDE HOUSE, 10 FLAT 3 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DL | £925,000 | 26/07/2022 | Flat |
| GARSON HOUSE FLAT 4 GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3DG | £798,000 | 15/07/2022 | Flat |
| 19 - 21 FLAT B LANCASTER GATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3LH | £1,150,000 | 13/07/2022 | Flat |

**Area average:** £887,450 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Quadrangle Tower, Cambridge Square, London, W2](http://87.117.209.195:8080/listings/1ab38f1) | £575,000 | 1 | Flat | 0.49 mi |
| [Cranfield Court, 21 Homer Street, Marylebone, London, W1H](http://87.117.209.195:8080/listings/431f47c) | £600,000 | 1 | Flat | 0.75 mi |

## Capital growth trend

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

- **5y growth:** -24.7%
- **10y growth:** -44.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -20.1%
- **5y growth (index):** -23.5%
- **10y growth (index):** -22%

## Rental Range

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

- **Low:** £2,847/mo
- **Realistic:** £3,163/mo
- **Optimistic:** £3,479/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 |
|------|------|------|------|------|
| Studio Flat, London, W2 | £1,733/mo | 1 | 0.08 miles | OpenRent |
| 1 Bed Flat, Queens Gardens, W2 | £2,102/mo | 1 | 0.22 miles | OpenRent |
| Studio Flat, Gloucester Terrace, W2 | £1,650/mo | 1 | 0.3 miles | OpenRent |
| Studio Flat, London, W2 | £1,452/mo | 1 | 0.31 miles | OpenRent |

**Average rent: £1,734/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £211,500
- **Target investor price (1%):** £169,200

*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 £1,692/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.2×
- **Monthly cashflow:** £-274/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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 | 369 |
| Violence and sexual offences | 297 |
| Other theft | 240 |
| Theft from the person | 181 |
| Shoplifting | 173 |
| Public order | 85 |
| Burglary | 84 |
| Vehicle crime | 77 |
| Robbery | 48 |
| Drugs | 41 |
| Bicycle theft | 26 |
| Other crime | 17 |
| Possession of weapons | 12 |
| Criminal damage and arson | 9 |
| **Total incidents** | **1659** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| St James & St John Church of England Primary School | Primary | 0.1 miles | Good — 23 Apr 2012 |
| Hospital Home and Education Units co St Mary's Hospitial Tuition Unit | Other | 0.4 miles | — (No rating) |
| Hallfield Primary School | Primary | 0.4 miles | Good — 18 Nov 2013 |
| Marylebone Boys' School | Secondary | 0.5 miles | Good — 16 Jun 2017 |
| Kensington Park School | Other | 0.5 miles | — (No rating) |