# 2 bedroom flat for sale (W14 8AJ) ## Property Details | Key | Value | |-----|-------| | Address | THIRD FLOOR FLAT, 25 UPPER ADDISON GARDENS, LONDON, GREATER LONDON W14 8AJ | | Price | £725,000 | | Bedrooms | 2 | | Construction age | England and Wales: before 1900 | | Floor area | 58 m² | | Last sold | £715,000 Nov 2013 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 22/02/2036 - **Current heating cost:** £564/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0221-0221-8406-8704-7600) ## Description An exceptional two double bedroom Holland Park apartment with south facing roof terrace with access to and views over a large, landscaped communal garden. This wonderfully light, attractive and well presented flat is set in a substantial, well maintained period building in a prime Holland Park location.Accommodation comprises generous reception room with direct access to a south facing roof terrace and views over church and communal gardens, separate fully fitted kitchen, two double bedrooms and bathroom.Upper Addison Gardens is wonderfully located just moments from Holland Park Avenue with its fabulous array of shops, cafes and restaurants. There are also excellent transport links close by with the choice of two tube stations, whilst the superb Westfield development is within close proximity. ## Property Photos - ![Picture No.06](/listings/photos/42571898/1612819) - Picture No.06 - ![Picture No.05](/listings/photos/42571898/1612820) - Picture No.05 - ![Picture No.03](/listings/photos/42571898/1612821) - Picture No.03 - ![Picture No.04](/listings/photos/42571898/1612822) - Picture No.04 - ![Picture No.07](/listings/photos/42571898/1612823) - Picture No.07 - ![Picture No.02](/listings/photos/42571898/1612824) - Picture No.02 ## Floorplans - ![Floorplan](/listings/photos/42571898/1612825) - Floorplan ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #13839959 - **Address:** 25 Upper Addison Gardens, LONDON, W14 8AJ - **Certificate Issued:** 10/11/2019 - **Work Completed:** 03/10/2019 - **Items:** 3 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 25 THIRD FLOOR FLAT UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £715,000 | 05/11/2013 | 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 | |---------|-------|------|------| | 67B ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HD | £560,000 | 12/12/2025 | Flat | | CARLTON MANSIONS FLAT 7 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DW | £2,600,000 | 01/08/2025 | Flat | | 25 FLAT A HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £925,000 | 31/07/2025 | Flat | | 11 FLAT 3 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £850,000 | 28/03/2025 | Flat | | 2 SECOND FLOOR FLAT UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AL | £2,250,000 | 16/12/2024 | Flat | | 27 SECOND FLOOR FLAT HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £910,000 | 08/12/2023 | Flat | | 19 FIRST FLOOR FLAT LOWER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BG | £880,000 | 10/11/2023 | Flat | | 20 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £500,000 | 09/11/2023 | Flat | | 135 FLAT E HOLLAND ROAD, HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AS | £615,000 | 22/08/2023 | Flat | | 21 UPPER MAISONETTE WOODSTOCK GROVE, LONDON, HAMMERSMITH AND FULHAM, GREATER LONDON, W12 8LE | £890,000 | 09/06/2023 | Flat | | 29 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SN | £600,000 | 06/06/2023 | Flat | | 40 FLAT 1 ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HB | £885,000 | 26/05/2023 | Flat | | 15 UPPER MAISONETTE AT ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £1,250,000 | 22/05/2023 | Flat | | 20 FIRST FLOOR FLAT WOODSTOCK GROVE, LONDON, HAMMERSMITH AND FULHAM, GREATER LONDON, W12 8LE | £510,000 | 17/05/2023 | Flat | | FITZCLARENCE HOUSE, 175 - 177 FLAT 4 HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UL | £945,000 | 28/04/2023 | Flat | | 30 FLAT 3 ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HB | £625,000 | 28/04/2023 | Flat | | 117B HOLLAND ROAD, HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AS | £582,500 | 19/04/2023 | Flat | | 25C HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £1,300,000 | 06/04/2023 | Flat | | 11 HANSARD MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BJ | £680,000 | 29/03/2023 | Flat | | [Same street] 40 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £2,964,999 | 31/01/2023 | Flat | | 31 FLAT 2 ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HB | £600,000 | 09/12/2022 | Flat | | [Same street] 39 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £8,500,000 | 29/04/2022 | Terraced | | [Same street] 28 FLAT 4 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £955,000 | 06/08/2021 | Flat | **Street average:** £4,140,000 (3 sales) **Area average:** £947,875 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £729,616 (103 Flat, W14, 2024–2026) - **Deviation:** -0.6% ## Rental Range *ONS Price Index of Private Rents (Kensington and Chelsea). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £3,236/mo - **Realistic:** £3,596/mo - **Optimistic:** £3,956/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/mo ## 1% Rule - **Rent ratio:** 0.5% (weak for cashflow) - **Max investor price (0.8%):** £449,500 - **Target investor price (1%):** £359,600 *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:** £12,500/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 20.1% - **10y growth:** -22.1% ## House Price Index (HM Land Registry) *Official index for Kensington and Chelsea; Flats and maisonettes series; as of May 2026.* - **1y growth (index):** -11% - **5y growth (index):** -7.3% - **10y growth (index):** -12% ## 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)