Sold STC Flat

FLAT 45

POND HOUSE, POND PLACE, LONDON, GREATER LONDON SW3 6QS

2 beds 1 baths 603 sq ft Listed 16 Aug 2022 (-1406d)

£710,000

Reduced on 16 Jan 2023

Save

# 2 bedroom flat for sale (SW3 6QS)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 45, POND HOUSE, POND PLACE, LONDON, GREATER LONDON SW3 6QS |
| Price | £710,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 56 m² |
| Last sold | £665,000 Apr 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 28/07/2032
- **Current heating cost:** £515/year
- **Est. upgrade cost to C:** £6,200

### Recommendations
- A2 (£850 - £1,500)
- D (£80 - £120)
- E (£25)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2121-0106-0037-7092-6655)

## Description

A two bedroom, top floor flat in Pond House on Pond Place, within a 5min walk of South Kensington tube station and Kings Road with its many shops and restaurants.

The property has a dual aspect with the two bedrooms facing east, along with the bathroom and galley kitchen.  The reception room is to the front of the property enjoying far reach westerly views and access onto a balcony.

The property has its own boiler with central heating and hot water and original wooden parquet flooring in the reception room and bedrooms.  The flat has a bright and airy feel in the most convenient of locations with the benefit of an Off-Street parking space.

Pond Place runs between Fulham Road and Cale Street with easy access to transport links and all the shops on Chelsea Green.

## Property Photos

- ![Reception Room](/listings/photos/85846617/686209) - Reception Room
- ![Balcony](/listings/photos/85846617/686214) - Balcony
- ![Kitchen](/listings/photos/85846617/686216) - Kitchen
- ![Principal Bedroom](/listings/photos/85846617/686217) - Principal Bedroom
- ![2nd Bedroom](/listings/photos/85846617/686218) - 2nd Bedroom
- ![Bathroom](/listings/photos/85846617/686219) - Bathroom
- ![Balcony](/listings/photos/85846617/686221) - Balcony
- ![Reception](/listings/photos/85846617/686222) - Reception
- ![View](/listings/photos/85846617/686223) - View
- ![Pond House](/listings/photos/85846617/686224) - Pond House
- ![Hallway](/listings/photos/85846617/686225) - Hallway
- ![Google Maps Image](/listings/photos/85846617/686226) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/85846617/686228) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/85846617/686230) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| POND HOUSE FLAT 45 POND PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QS | £665,000 | 12/04/2023 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 BASEMENT FLAT SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PP | £1,390,000 | 22/08/2025 | Flat |
| 16B BURY WALK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QB | £600,000 | 30/05/2023 | Flat |
| 161 FLAT 7 FULHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6SN | £800,000 | 13/12/2022 | Flat |
| 10 BASEMENT FLAT SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PP | £1,175,000 | 28/10/2022 | Flat |
| 39 FLAT 2 SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PU | £550,000 | 21/10/2022 | Flat |
| 10 FIRST FLOOR FLAT SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PP | £800,000 | 15/07/2022 | Flat |
| POND HOUSE FLAT 5 POND PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QU | £850,000 | 14/03/2022 | Flat |
| PELHAM COURT, 145 FLAT 15 FULHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6SH | £750,000 | 21/02/2022 | Flat |
| POND HOUSE FLAT 123 POND PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QT | £395,000 | 09/02/2022 | Flat |
| 161 FLAT 7 FULHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6SN | £285,000 | 25/12/2021 | Flat |
| 14 GROUND AND BASEMENT FLOOR FLAT SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PP | £2,350,000 | 15/09/2021 | Flat |
| POND HOUSE FLAT 35 POND PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QS | £735,000 | 30/06/2021 | Flat |
| 161 FLAT 3 FULHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6SN | £499,999 | 30/06/2021 | Flat |

**Area average:** £860,000 (13 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £1,119,283 (53 Flat, SW3, 2024–2026)
- **Deviation:** -36.6%

## Rental Range

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

- **Low:** £3,237/mo
- **Realistic:** £3,597/mo
- **Optimistic:** £3,957/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/mo

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £449,625
- **Target investor price (1%):** £359,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £12,679/m²

## Capital growth trend

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

- **5y growth:** -8.4%
- **10y growth:** -39.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -8.5%
- **5y growth (index):** -7.8%
- **10y growth (index):** -14.5%

## 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)

Reception Room Balcony Kitchen Principal Bedroom 2nd Bedroom Bathroom Balcony Reception View Pond House Hallway Google Maps Image

/ 12

Property details

Tenure

LEASEHOLD

Floor area

56 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£665,000 Apr 2023

Price per m²

£12,679/m²

Local average

£1,119,283 (-36.6%)

Deprivation

Decile 3 (9,344 of 33,755)

Street crime

1034 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes

Description

A two bedroom, top floor flat in Pond House on Pond Place, within a 5min walk of South Kensington tube station and Kings Road with its many shops and restaurants.

The property has a dual aspect with the two bedrooms facing east, along with the bathroom and galley kitchen. The reception room is to the front of the property enjoying far reach westerly views and access onto a balcony.

The property has its own boiler with central heating and hot water and original wooden parquet flooring in the reception room and bedrooms. The flat has a bright and airy feel in the most convenient of locations with the benefit of an Off-Street parking space.

Pond Place runs between Fulham Road and Cale Street with easy access to transport links and all the shops on Chelsea Green.

Listed by

Chelsea Green

Countrywide John D Wood & Co. Sales - Connells

Reference: 85846617

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 29/07/2022

Expiry date: 28/07/2032

Current heating cost: £515/year

Potential heating cost: £282/year

Est. upgrade cost to C: £6,200

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£25)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	12/04/2023 (3 years ago)	£665,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
10 BASEMENT FLAT SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PP	£1,390,000	22/08/2025	Flat
16B BURY WALK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QB	£600,000	30/05/2023	Flat
161 FLAT 7 FULHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6SN	£800,000	13/12/2022	Flat
10 BASEMENT FLAT SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PP	£1,175,000	28/10/2022	Flat
39 FLAT 2 SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PU	£550,000	21/10/2022	Flat
10 FIRST FLOOR FLAT SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PP	£800,000	15/07/2022	Flat
POND HOUSE FLAT 5 POND PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QU	£850,000	14/03/2022	Flat
PELHAM COURT, 145 FLAT 15 FULHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6SH	£750,000	21/02/2022	Flat
POND HOUSE FLAT 123 POND PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QT	£395,000	09/02/2022	Flat
161 FLAT 7 FULHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6SN	£285,000	25/12/2021	Flat
14 GROUND AND BASEMENT FLOOR FLAT SYDNEY STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6PP	£2,350,000	15/09/2021	Flat
POND HOUSE FLAT 35 POND PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6QS	£735,000	30/06/2021	Flat
161 FLAT 3 FULHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 6SN	£499,999	30/06/2021	Flat

Area average: £860,000 (13 sales)

Capital growth trend

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

5y growth -8.4%

10y growth -39.2%

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

1y (index) -8.5%

5y (index) -7.8%

10y (index) -14.5%

Rental Range

Estimated market rent for Kensington and Chelsea. Low = conservative, Realistic = average, Optimistic = best case.

Low £3,237/mo

Realistic £3,597/mo

Optimistic £3,957/mo

Based on Local Authority from postcode lookup → Kensington and Chelsea.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW3 6QS

Nearby

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

Type	Name	Distance
Shop	Oka	0.0 miles
Shop	Theo Fennell	0.0 miles
Bus stop	Onslow Square	0.1 miles
Train station	South Kensington	0.2 miles
University	National Heart and Lung Institute	0.3 miles
Train station	Gloucester Road	0.6 miles
Hospital	Bridge Lane Health Centre	1.3 miles
University	BIMM Institute London	1.4 miles
Hospital	Tunica Diagnostics	2.4 miles

Street-level crime

Category	Count
Violence and sexual offences	199
Anti-social behaviour	189
Other theft	151
Shoplifting	116
Vehicle crime	93
Theft from the person	80
Public order	53
Burglary	43
Criminal damage and arson	29
Drugs	26
Robbery	20
Bicycle theft	19
Other crime	12
Possession of weapons	4
Total incidents	1034

Within 1 mile during Apr 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
Oratory Roman Catholic Primary School	Primary	0.1 miles	Outstanding — 11 Oct 2023
Institute of Cancer Research	Other	0.2 miles	— (No rating)
Marlborough Primary School	Primary	0.2 miles	— (Inspected (no overall grade))
Francis Holland Preparatory School	Other	0.3 miles	— (No rating)
Lycee Francais Charles de Gaulle	Other	0.4 miles	Inadequate — 22 Jan 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.51%

Max investor price (0.8%) £449,625

Target investor price (1%) £359,700

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).