# HOLMEFIELD HOUSE FLAT 328 HAZLEWOOD CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5FS

## Property details

- Slug: `816c11d` (address key hash: `816c11d2f635ba8bcd749ebe0b082ac3d8fe9155`)
- Postcode: W10 5FS
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £425,000 Apr 2026
- Local average: £682,700 (34 sales)
- Street crime: 1529 incidents within 1 mile (May 2026)

## Latest sale

- Price: £425,000
- Date: 2026-04-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-20 | £425,000 | Flat | +145.7% | £425,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-baf8-b8d0-e063-4704a8c08d98) |
| Sold | 2013-11-04 | £173,000 | Flat | — | £170,219 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/00c150ba-a8b5-4b40-80d5-d4a3531859b9) |

*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 |
|---------|-------|------|------|
| HOLMEFIELD HOUSE FLAT 328 HAZLEWOOD CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5FS | £425,000 | 20/04/2026 | Flat |
| HOLMEFIELD HOUSE FLAT 328 HAZLEWOOD CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5FS | £173,000 | 04/11/2013 | Flat |

## Historic listings

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

- Matched listing: [169204715](http://87.117.209.195:8080/listings/c2ea0f0)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £425,000 |
| listed | 2025-11-10 | £450,000 |
| sold | 2013-01-01 | £173,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 79 FLAT 21 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £375,000 | 08/12/2023 | Flat |
| 60 FIRST AND SECOND FLOOR FLAT FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £765,000 | 29/09/2023 | Flat |
| 79 FLAT 28 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £385,000 | 05/07/2023 | Flat |
| 64A FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £595,000 | 03/07/2023 | Flat |
| 46 FLAT 2 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £503,000 | 14/04/2023 | Flat |
| 79 FLAT 5 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £375,000 | 11/11/2022 | Flat |
| HOLMEFIELD HOUSE FLAT 107 HAZLEWOOD CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5FR | £440,000 | 14/10/2022 | Flat |
| 79 FLAT 27 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £390,000 | 08/08/2022 | Flat |
| HOLMEFIELD HOUSE FLAT 627 HAZLEWOOD CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5FT | £342,500 | 21/07/2022 | Flat |
| 61B FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £425,000 | 17/06/2022 | Flat |
| 83 APARTMENT 3 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3BF | £480,000 | 17/05/2022 | Flat |
| HAZLEWOOD TOWER FLAT 28 GOLBORNE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5DT | £222,277 | 04/05/2022 | Flat |
| 83 APARTMENT 9 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3BF | £450,000 | 29/04/2022 | Flat |
| 83 APARTMENT 7 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3BF | £520,000 | 29/04/2022 | Flat |
| 79 FLAT 22 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £373,000 | 19/04/2022 | Flat |
| HOLMEFIELD HOUSE FLAT 502 HAZLEWOOD CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5FT | £375,000 | 25/02/2022 | Flat |
| 18 GOLBORNE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5DH | £575,000 | 24/02/2022 | Flat |
| 83 APARTMENT 5 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3BF | £500,000 | 19/11/2021 | Flat |
| 79 FLAT 20 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3NJ | £380,000 | 01/10/2021 | Flat |
| 83 APARTMENT 1 FERMOY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3BF | £427,603 | 30/09/2021 | Flat |

**Area average:** £444,919 (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 |
|---------|-------|------|------|----------|
| [Ledbury Road, Notting Hill, London, W11](http://87.117.209.195:8080/listings/aab12ba) | £525,000 | 1 | Flat | 0.58 mi |
| [Monmouth Road, London, W2](http://87.117.209.195:8080/listings/80e6d79) | £875,000 | 3 | Maisonette | 0.87 mi |

## Capital growth trend

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

- **5y growth:** 1.4%
- **10y growth:** -28.3%

## House Price Index (HM Land Registry)

*Official index for Kensington and Chelsea; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -9%
- **5y growth (index):** -4.2%
- **10y growth (index):** -12.3%

## Rental Range

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

- **Low:** £3,232/mo
- **Realistic:** £3,591/mo
- **Optimistic:** £3,950/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (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, Harrow Rd, W10 | £2,800/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, Portnall Road, W9 | £3,950/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Fernhead Road, W9 | £3,150/mo | 2 | 0.23 miles | OpenRent |

**Average rent: £3,300/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £393,750
- **Target investor price (1%):** £315,000

*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 £3,150/mo).*

- **Gross yield:** 8.9%
- **Cost-to-rent:** 11.2×
- **Monthly cashflow:** £1,136/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.1%

*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:** Not in Flood Risk Area (no data)

[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 | 433 |
| Violence and sexual offences | 321 |
| Shoplifting | 213 |
| Other theft | 127 |
| Vehicle crime | 101 |
| Burglary | 70 |
| Public order | 70 |
| Drugs | 57 |
| Theft from the person | 43 |
| Robbery | 37 |
| Bicycle theft | 24 |
| Possession of weapons | 15 |
| Other crime | 11 |
| Criminal damage and arson | 7 |
| **Total incidents** | **1529** |

*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 Thomas' CofE Primary School | Primary | 0.1 miles | Outstanding — 4 Dec 2014 |
| Saint Mary's Catholic Primary School | Primary | 0.2 miles | Good — 13 Dec 2016 |
| Queen Elizabeth II Jubilee School | Other | 0.2 miles | Good — 23 Oct 2013 |
| Queen's Park Primary School | Primary | 0.2 miles | Good — 14 Feb 2013 |
| The St Marylebone Church of England Bridge School | Other | 0.2 miles | Good — 13 Jul 2015 |