Sold Flat

1

PORTMAN TOWERS, GEORGE STREET, LONDON, GREATER LONDON W1H 7HN

3 beds 1,238 sq ft Listed 12 Jun 2012 (-5108d)

£2,750,000

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# 3 bedroom flat for sale (W1H 7HN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1, PORTMAN TOWERS, GEORGE STREET, LONDON, GREATER LONDON W1H 7HN |
| Price | £2,750,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 115 m² |
| Last sold | £600,000 Jul 2000 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £499/year

### Recommendations
- B (1,500)
- D (120)
- E (65)
- O (6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8138-7521-6810-8068-7926)

## Description

A bright, refurbished flat on the 6th floor of this modern, purpose built block, with the benefit of air cooling, 2 balconies, 24 hour porterage, 2 lifts and an underground parking space.

## Property Photos

- ![Picture No.01](/listings/photos/23215692/635043) - Picture No.01
- ![Picture No.02](/listings/photos/23215692/635046) - Picture No.02
- ![Picture No.03](/listings/photos/23215692/635049) - Picture No.03
- ![Picture No.04](/listings/photos/23215692/635051) - Picture No.04
- ![Picture No.05](/listings/photos/23215692/635053) - Picture No.05
- ![Picture No.06](/listings/photos/23215692/635055) - Picture No.06
- ![Picture No.07](/listings/photos/23215692/635057) - Picture No.07

## Floorplans

- ![Floorplan 1](/listings/photos/23215692/635059) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PORTMAN TOWERS 1 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £600,000 | 07/07/2000 | 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 |
|---------|-------|------|------|
| [Same street] PORTMAN TOWERS 45 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £2,800,000 | 25/10/2023 | Flat |
| [Same street] PORTMAN TOWERS 10 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £2,350,000 | 31/03/2023 | Flat |
| [Same street] PORTMAN TOWERS 18 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £3,250,000 | 03/02/2023 | Flat |
| [Same street] PORTMAN TOWERS 43 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £5,400,000 | 25/01/2023 | Flat |
| PORTMAN TOWERS 65 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £2,530,000 | 07/09/2022 | Flat |
| PORTMAN TOWERS 51 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £2,250,000 | 02/09/2022 | Flat |
| PORTMAN TOWERS 52 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £1,900,000 | 26/04/2022 | Flat |
| PORTMAN TOWERS 47 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £1,600,000 | 15/02/2022 | Flat |
| PORTMAN TOWERS 59 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £2,500,000 | 12/11/2021 | Flat |

**Street average:** £3,450,000 (4 sales)
**Area average:** £2,156,000 (5 sales)

## Price vs local average

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

- **Local average:** £1,848,077 (13 Flat, W1H, 2024–2026)
- **Deviation:** +48.8%

## Rental Range

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

- **Low:** £2,834/mo
- **Realistic:** £3,149/mo
- **Optimistic:** £3,464/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £2,154/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Kilsby Grove, B91 | £1,600/mo | 3 | 92 miles | OpenRent |
| 3 Bed Detached House, Oakland Close, B91 | £3,570/mo | 3 | 92.4 miles | OpenRent |

**Average rent: £2,585/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.09% (weak for cashflow)
- **Max investor price (0.8%):** £323,125
- **Target investor price (1%):** £258,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,585/mo).*

- **Gross yield:** 1.1%
- **Cost-to-rent:** 88.7×
- **Monthly cashflow:** £-8,528/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -12.8%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £23,913/m²

## Capital growth trend

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

- **5y growth:** -20.4%
- **10y growth:** -33%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -12%
- **5y growth (index):** -21.6%
- **10y growth (index):** -19.6%

## 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)

Picture No.01 Picture No.02 Picture No.03 Picture No.04 Picture No.05 Picture No.06 Picture No.07

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Property details

Floor area

115 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£600,000 Jul 2000

Price per m²

£23,913/m²

Local average

£1,848,077 (+48.8%)

Deprivation

Decile 7 (20,579 of 33,755)

Street crime

2760 incidents within 1 mile (Mar 2026)

Additional details

Parking: Yes

Description

A bright, refurbished flat on the 6th floor of this modern, purpose built block, with the benefit of air cooling, 2 balconies, 24 hour porterage, 2 lifts and an underground parking space.

Listed by

Marylebone

Home House Estates

Reference: 23215692

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 28/09/2018

Current heating cost: £499/year

Potential heating cost: £311/year

Recommendations

Cavity wall insulation (1,500)
Draughtproof single-glazed windows (120)
Low energy lighting for all fixed outlets (65)
Replace single glazed windows with low-E double glazing (6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	07/07/2000 (25 years ago)	£600,000	—

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
Same street PORTMAN TOWERS 45 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN	£2,800,000	25/10/2023	Flat
Same street PORTMAN TOWERS 10 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN	£2,350,000	31/03/2023	Flat
Same street PORTMAN TOWERS 18 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN	£3,250,000	03/02/2023	Flat
Same street PORTMAN TOWERS 43 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN	£5,400,000	25/01/2023	Flat
PORTMAN TOWERS 65 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£2,530,000	07/09/2022	Flat
PORTMAN TOWERS 51 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£2,250,000	02/09/2022	Flat
PORTMAN TOWERS 52 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£1,900,000	26/04/2022	Flat
PORTMAN TOWERS 47 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£1,600,000	15/02/2022	Flat
PORTMAN TOWERS 59 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£2,500,000	12/11/2021	Flat

Street average: £3,450,000 (4 sales)

Area average: £2,156,000 (5 sales)

Capital growth trend

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

5y growth -20.4%

10y growth -33%

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

1y (index) -12%

5y (index) -21.6%

10y (index) -19.6%

Rental Range

Estimated market rent for Westminster. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,834/mo

Realistic £3,149/mo

Optimistic £3,464/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Central London: £2,154/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W1H 7HN

Address

Montagu Street

Nearby

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

Type	Name	Distance
Bus stop	George Street	0.0 miles
Shop	Back in Action	0.1 miles
Shop	Nigel Rayment	0.1 miles
Bus stop	Portman Square	0.1 miles
Train station	Marble Arch	0.2 miles
Train station	Baker Street	0.4 miles
University	LBS Behaviour Lab	0.6 miles
Hospital	The Portland Hospital	0.7 miles
Hospital	National Hospital for Neurology and Neurosurgery at Cleveland Street	0.9 miles
University	Department of Geography	1.1 miles

Street-level crime

Category	Count
Theft from the person	615
Other theft	498
Shoplifting	382
Violence and sexual offences	358
Anti-social behaviour	357
Burglary	100
Public order	96
Vehicle crime	83
Robbery	78
Criminal damage and arson	76
Drugs	66
Bicycle theft	25
Other crime	19
Possession of weapons	7
Total incidents	2760

Within 1 mile during Mar 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
Wetherby Preparatory School	Other	0.1 miles	— (No rating)
Halcyon London International School	Other	0.2 miles	Outstanding — 27 May 2020
Sylvia Young Theatre School	Other	0.2 miles	— (No rating)
ICS London	Other	0.3 miles	— (No rating)
St Vincent's Catholic Primary School	Primary	0.3 miles	Outstanding — 4 Feb 2024

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Kilsby Grove, B91	£1,600/mo	3	92 miles	OpenRent
3 Bed Detached House, Oakland Close, B91	£3,570/mo	3	92.4 miles	OpenRent

Average rent: £2,585/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.09%

Max investor price (0.8%) £323,125

Target investor price (1%) £258,500

Gross yield 1.1%

Cost-to-rent ratio 88.7×

Monthly cashflow £-8,528/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -12.8%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).