Sold Flat

Vincent Square

London, SW1P, SW1P 2PQ

2 beds Listed 5 Oct 2006 (-7228d)

£475,000

Save

# 2 bedroom flat for sale (SW1P 2PQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Vincent Square, London, SW1P, SW1P 2PQ |
| Price | £475,000 |
| Bedrooms | 2 |
| Last sold | £2,550,000 |

## Description

This stunning first floor two bedroom, two bathroom, (one en-suite,) apartment is beautifully presented in a contemporary style with well appointed kitchen and bathrooms. The apartment is set in a recently remodelled and refurbished portered building.

## Property Photos

- ![Photo](/listings/photos/13389904/1347475)
- ![Photo](/listings/photos/13389904/1347476)
- ![Photo](/listings/photos/13389904/1347477)
- ![Photo](/listings/photos/13389904/1347478)

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| REGENCY COURT 4-10 FLAT 13 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BZ | £700,000 | 18/12/2025 | Flat |
| PROBYN HOUSE FLAT 23 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG | £340,000 | 27/10/2023 | Flat |
| ROYAL WESTMINSTER LODGE, 3 FLAT 14 ELVERTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 2QW | £751,000 | 26/07/2023 | Flat |
| PROBYN HOUSE FLAT 47 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG | £350,000 | 28/06/2023 | Flat |
| PROBYN HOUSE FLAT 64 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BQ | £580,000 | 28/11/2022 | Flat |
| NORFOLK HOUSE FLAT 60 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BE | £575,000 | 25/11/2022 | Flat |
| JESSEL HOUSE FLAT 46 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BH | £575,000 | 01/11/2022 | Flat |
| NORFOLK HOUSE FLAT 65 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BE | £434,000 | 26/08/2022 | Flat |
| NORFOLK HOUSE FLAT 2 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BD | £310,000 | 18/07/2022 | Flat |
| THE WILLOWS, 83 FLAT 2 VINCENT SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 2PF | £1,000,000 | 10/06/2022 | Flat |
| COBBOLD COURT, 1 FLAT 2 ELVERTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 2QG | £625,000 | 29/04/2022 | Flat |
| ROYAL WESTMINSTER LODGE, 3 FLAT 34 ELVERTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 2QW | £1,150,000 | 16/02/2022 | Flat |
| ABADY HOUSE FLAT 78 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4EP | £360,000 | 04/02/2022 | Flat |
| VINCENT HOUSE FLAT 8 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BX | £650,000 | 04/11/2021 | Flat |
| JESSEL HOUSE FLAT 38 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BH | £350,000 | 21/10/2021 | Flat |
| PROBYN HOUSE FLAT 81 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BQ | £385,000 | 30/09/2021 | Flat |
| PROBYN HOUSE FLAT 20 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG | £350,000 | 30/09/2021 | Flat |

**Area average:** £557,941 (17 sales)

## Price vs local average

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

- **Local average:** £1,352,549 (38 Flat, SW1P, 2024–2026)
- **Deviation:** -64.9%

## Rental Range

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

- **Low:** £2,847/mo
- **Realistic:** £3,163/mo
- **Optimistic:** £3,479/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,789/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 |
|------|------|------|------|------|
| 2 Bed Flat, Horsley Court, SW1P | £3,500/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Flat, Bennett House, SW1P | £3,000/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Artillery Mansions, SW1H | £4,000/mo | 2 | 0.2 miles | OpenRent |
| 2 Bed Flat, Strutton Ground, SW1P | £2,700/mo | 2 | 0.21 miles | OpenRent |

**Average rent: £3,300/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £406,250
- **Target investor price (1%):** £325,000

*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 £3,250/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £1,029/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9%

*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).*

## Capital growth trend

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

- **5y growth:** -31.2%
- **10y growth:** -46.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -20.1%
- **5y growth (index):** -23.5%
- **10y growth (index):** -22%

## 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

Last sold

£2,550,000

Local average

£1,352,549 (-64.9%)

Deprivation

Decile 7 (21,213 of 33,755)

Street crime

1784 incidents within 1 mile (May 2026)

Key features

2 Bedrooms
2 Bathrooms
1 Reception

Description

Listed by

Pimlico & Westminster

Countrywide Hamptons Sales - Connells

Reference: 13389904

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

No sales history found for this property in Land Registry Price Paid data.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
REGENCY COURT 4-10 FLAT 13 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BZ	£700,000	18/12/2025	Flat
PROBYN HOUSE FLAT 23 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG	£340,000	27/10/2023	Flat
ROYAL WESTMINSTER LODGE, 3 FLAT 14 ELVERTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 2QW	£751,000	26/07/2023	Flat
PROBYN HOUSE FLAT 47 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG	£350,000	28/06/2023	Flat
PROBYN HOUSE FLAT 64 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BQ	£580,000	28/11/2022	Flat
NORFOLK HOUSE FLAT 60 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BE	£575,000	25/11/2022	Flat
JESSEL HOUSE FLAT 46 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BH	£575,000	01/11/2022	Flat
NORFOLK HOUSE FLAT 65 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BE	£434,000	26/08/2022	Flat
NORFOLK HOUSE FLAT 2 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BD	£310,000	18/07/2022	Flat
THE WILLOWS, 83 FLAT 2 VINCENT SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 2PF	£1,000,000	10/06/2022	Flat
COBBOLD COURT, 1 FLAT 2 ELVERTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 2QG	£625,000	29/04/2022	Flat
ROYAL WESTMINSTER LODGE, 3 FLAT 34 ELVERTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 2QW	£1,150,000	16/02/2022	Flat
ABADY HOUSE FLAT 78 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4EP	£360,000	04/02/2022	Flat
VINCENT HOUSE FLAT 8 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BX	£650,000	04/11/2021	Flat
JESSEL HOUSE FLAT 38 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BH	£350,000	21/10/2021	Flat
PROBYN HOUSE FLAT 81 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BQ	£385,000	30/09/2021	Flat
PROBYN HOUSE FLAT 20 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG	£350,000	30/09/2021	Flat

Area average: £557,941 (17 sales)

Capital growth trend

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

5y growth -31.2%

10y growth -46.6%

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

1y (index) -20.1%

5y (index) -23.5%

10y (index) -22%

Company ownership

Registered legal owner is a company.

Company-owned (UK company) Company-owned (Overseas company)

Company: 87 VINCENT SQUARE LIMITED (3823617)

Rental Range

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

Low £2,847/mo

Realistic £3,163/mo

Optimistic £3,479/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Central London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW1P 2PQ

Address

87 Vincent Square

Nearby

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

Type	Name	Distance
Shop	Aryubi Super Market	0.1 miles
Shop	Adriano's	0.1 miles
Bus stop	Marsham Street	0.1 miles
Bus stop	Strutton Ground	0.2 miles
Train station	Pimlico	0.4 miles
Train station	St. James's Park	0.4 miles
University	University of Notre Dame	1.0 miles
University	LSBU Active	1.3 miles
Hospital	Tunica Diagnostics	1.4 miles
Hospital	Until SOHO	1.4 miles

Street-level crime

Category	Count
Anti-social behaviour	411
Violence and sexual offences	381
Other theft	247
Theft from the person	240
Public order	145
Shoplifting	109
Robbery	63
Burglary	50
Drugs	47
Vehicle crime	36
Bicycle theft	26
Possession of weapons	16
Other crime	10
Criminal damage and arson	3
Total incidents	1784

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
Burdett-Coutts and Townshend Foundation CofE Primary School	Primary	0.1 miles	Good — 9 Jan 2015
The Grey Coat Hospital	Secondary	0.2 miles	Outstanding — 20 Nov 2022
Westminster Under School	Other	0.2 miles	— (No rating)
Millbank Gardens Primary Academy	Primary	0.2 miles	— (No rating)
St Matthew's School, Westminster	Primary	0.3 miles	Good — 26 Sep 2023

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
2 Bed Flat, Horsley Court, SW1P	£3,500/mo	2	0.15 miles	OpenRent
2 Bed Flat, Bennett House, SW1P	£3,000/mo	2	0.16 miles	OpenRent
2 Bed Flat, Artillery Mansions, SW1H	£4,000/mo	2	0.2 miles	OpenRent
2 Bed Flat, Strutton Ground, SW1P	£2,700/mo	2	0.21 miles	OpenRent

Average rent: £3,300/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.68%

Max investor price (0.8%) £406,250

Target investor price (1%) £325,000

Gross yield 8.2%

Cost-to-rent ratio 12.2×

Monthly cashflow £1,029/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9%

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).