# 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)