# 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:** -25.9%
- **10y growth:** -48.1%

## 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) |