# 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)