Sold Flat

25 UPPER ADDISON GARDENS

LONDON, GREATER LONDON W14 8AJ

2 beds 1 baths Listed 10 Jun 2025 (-417d)

£795,000

Reduced on 24 Dec 2025

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# 2 bedroom flat for sale (W14 8AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 UPPER ADDISON GARDENS, LONDON, GREATER LONDON W14 8AJ |
| Price | £795,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £249,950 Apr 1999 |

## Description

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

Tenure: Share of Freehold

Lease Years Remaining: 81

Service Charge: £2,000 (Yearly)

Annual Ground Rent: £170

Council Tax Band: F

**Tenure:** Share Of Freehold **Lease Years Remaining:** 80

**Service Charge:** £2,000 (Yearly)

**Annual Ground Rent:** £170

**Council Tax Band:** F

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/163087556/1612917)
- ![Photo](/listings/photos/163087556/1612923)
- ![Photo](/listings/photos/163087556/1612926)
- ![Photo](/listings/photos/163087556/1612927)
- ![Photo](/listings/photos/163087556/1612933)

## Floorplans

- ![Floorplan 1](/listings/photos/163087556/1612938) - Floorplan 1
- ![Floorplan 2](/listings/photos/163087556/1612940) - Floorplan 2

## EPC Graphs

- ![EPC 1](/listings/photos/163087556/1612944) - EPC 1
- ![EPC 2](/listings/photos/163087556/1612946) - EPC 2

## 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 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £249,950 | 30/04/1999 | 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 |
| 28A ROYAL CRESCENT MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SY | £800,000 | 05/12/2023 | 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 |
| [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:** £957,875 (20 sales)

## Price vs local average

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

- **Local average:** £729,616 (103 Flat, W14, 2024–2026)
- **Deviation:** +9%

## 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:** 0.45% (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.*

## Capital growth trend

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

- **5y growth:** 18.8%
- **10y growth:** -22.6%

## 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%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Last sold

£249,950 Apr 1999

Local average

£729,616 (+9%)

Deprivation

Decile 5 (16,418 of 33,755)

Street crime

1586 incidents within 1 mile (May 2026)

Key features

Beautiful Two Bedroom Flat
Communal Gardens
South Facing
Terrace
Kensington & Chelsea

Description

Offers in Excess of £795,000. This wonderfully light, beautifully presented property is set in a substantial, well maintained period building in a prime Holland Park location and benefits from its own good sized roof terrace as well as a spectacular communal garden.

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

Tenure: Share of Freehold
Lease Years Remaining: 81
Service Charge: £2,000 (Yearly)
Annual Ground Rent: £170
Council Tax Band: F

Tenure: Share Of Freehold Lease Years Remaining: 80
Service Charge: £2,000 (Yearly)
Annual Ground Rent: £170
Council Tax Band: F

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Holland Park

Dexters

Reference: 163087556

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

EPC Graphs

EPC 1

EPC 2

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13839959

Property Details

Street: 25 Upper Addison Gardens

Town: LONDON

Postcode: W14 8AJ

Installation Details

Items: 3 windows

Certificate Issued: 10/11/2019

Work Completed: 03/10/2019

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	30/04/1999 (27 years ago)	£249,950	—

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
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
28A ROYAL CRESCENT MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SY	£800,000	05/12/2023	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
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: £957,875 (20 sales)

Capital growth trend

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

5y growth 18.8%

10y growth -22.6%

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

1y (index) -9%

5y (index) -4.2%

10y (index) -12.3%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 25 UPPER ADDISON GARDENS LIMITED (09204749)

Rental Range

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

Low £3,236/mo

Realistic £3,596/mo

Optimistic £3,956/mo

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

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W14 8AJ

Nearby

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

Type	Name	Distance
Bus stop	Holland Road / Upper Addison Gardens	0.1 miles
Shop	Twelve Dry Cleaners	0.1 miles
Shop	Jazz's Barbers	0.1 miles
Train station	Shepherd's Bush	0.2 miles
University	Scale Space White City	0.9 miles
University	Kennet West Skills Centre	1.6 miles
Hospital	Bridge Lane Health Centre	2.9 miles
Hospital	The Portland Hospital	3.3 miles

Street-level crime

Category	Count
Anti-social behaviour	357
Violence and sexual offences	342
Shoplifting	285
Other theft	151
Public order	96
Vehicle crime	85
Theft from the person	76
Burglary	64
Drugs	53
Bicycle theft	35
Robbery	20
Other crime	12
Possession of weapons	6
Criminal damage and arson	4
Total incidents	1586

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Cardinal Vaughan Memorial RC School	Secondary	0.1 miles	Outstanding — 17 Jan 2022
Norland Place School	Other	0.2 miles	— (No rating)
SIAL	Other	0.2 miles	Good — 25 May 2023
St Mary's Catholic Primary School	Primary	0.4 miles	Good — 11 Dec 2014
Addison Primary School	Primary	0.4 miles	Good — 4 Nov 2011

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.45%

Max investor price (0.8%) £449,500

Target investor price (1%) £359,600

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).