# 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 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). ## 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:** -21.6% ## 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)