# 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:** -34%
- **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)