Sold Flat

APARTMENT 401

7 LYONS PLACE, LONDON, GREATER LONDON NW8 8NL

1 beds 1 baths 70 m² Listed 2 Jul 2021 (-1807d)

£1,250,000

Save
Exterior

Exterior Second Bedroom Sitting Room Bathroom Other Terrace Bathroom Sitting Room Other Sitting Room Sitting Room Other Master Bedroom Exterior Other Exterior Master Bedroom Kitchen Bathroom Kitchen Master Bedroom Kitchen/Family Room Kitchen/Family Room Terrace Terrace Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Exterior Kitchen/Reception Room Balcony Generic Image

/ 47

Property details

Tenure

LEASEHOLD

Floor area

70 m²

Last sold

£996,515 Nov 2021

Local average

£1,465,314 (-14.7%)

Deprivation

Decile 1 (2,336 of 33,755)

Street crime

1570 incidents within 1 mile (Apr 2026)

Key features

  • large double bedroom with walk in wardbrobe
  • stylish bathroom
  • spacious open plan reception area
  • fully integrated kitchen
  • lift and porter
  • private roof terrace length of apartment
  • shared communal courtyard
  • new build with 10 year build guarantee
  • access to underground parking (fee applicable) and bike storage

Additional details

Parking
Covered
Garden
Terrace

Description

A stunning and spacious one bedroom home beautifully designed and finished to exacting standards, benefitting from private outside space.

This exclusive boutique development was designed by renowned London architect, Sir Terry Farrell with hand selected materials and impeccable craft elements throughout and benefits from a 999 year lease, concierge, underground car park and bike storage.

Situated in an enviable zone one location, Lyons Place is moments from all the amenities of Little Venice, Maida Vale, Paddington, St John’s Wood and Primrose Hill, with the shopping district Marylebone close by. With easy access to two of London’s largest Royal Parks, the lifestyle offering is outstanding.

Warwick Avenue, Paddington, Marylebone and Edgware Road tube and train stations are all within walking distance, boasting excellent transport links to the City, West End and Heathrow. Cross Rail is set to open in the future giving further transport links.

** There are only five remaining one bedroom apartments in the scheme. Ranging in price from £975,000 to £1,250,000, floorplans differ on all units.


The information contained in these particulars is for general information purposes only. Douglas & Gordon does not provide information or give any warranty with regards to train, tube, tram lines or flight paths. Prospective purchasers or tenants are advised to carry out their own research if they have any concern about train, tube, tram lines or flight paths.

Listed by

Kensington & Notting Hill

Douglas & Gordon

Reference: 109828724

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

Floorplan

Floorplan

Floorplan

Floorplan

Floorplan

Floorplan

Floorplan

Floorplan

EPC Graphs

EPC 1

EPC 1

EPC 2

EPC 2

Price history

Event Date Price % change
Sold 17/11/2021 (4 years ago) £996,515 —

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
CLARENDON COURT, 33 FLAT 25 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ £420,000 23/01/2026 Flat
CLIFTON COURT FLAT 18 NORTHWICK TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HS £950,000 21/07/2025 Flat
CLIFTON COURT FLAT 35 NORTHWICK TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HT £680,000 17/07/2025 Flat
CLARENDON COURT, 33 FLAT 20 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ £570,000 30/11/2023 Flat
WESTMINSTER COURT FLAT 8 ABERDEEN PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8JL £1,790,000 28/09/2023 Flat
CLARENDON COURT, 33 FLAT 18 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AJ £875,000 15/09/2023 Flat
Same street 1D APARTMENT 503 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £842,500 23/08/2023 Flat
CEDRIC CHAMBERS FLAT 9 NORTHWICK CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8JH £347,000 17/07/2023 Flat
Same street 1D APARTMENT 406 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £900,000 30/06/2023 Flat
CUNNINGHAM COURT FLAT 27 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AE £1,370,000 28/04/2023 Flat
504 FLAT D EDGWARE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1EJ £250,000 18/04/2023 Flat
DICKSEE HOUSE FLAT 5 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NH £400,000 27/03/2023 Flat
16 FLAT 8 CROMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1ND £1,050,000 10/02/2023 Flat
16 FLAT 20 CROMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1ND £898,000 19/12/2022 Flat
CUNNINGHAM COURT FLAT 3 MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AE £625,000 14/12/2022 Flat
16 FLAT 11 CROMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1ND £876,000 30/11/2022 Flat
DICKSEE HOUSE FLAT 7 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NH £450,000 11/11/2022 Flat
16 FLAT 31 CROMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1ND £740,000 04/11/2022 Flat
CLIFTON COURT FLAT 84 NORTHWICK TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8HX £260,000 21/10/2022 Flat
16 FLAT 1 CROMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1ND £1,100,000 21/10/2022 Flat
16 FLAT 9 CROMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1ND £629,000 14/10/2022 Flat
16 FLAT 35 CROMPTON STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 1ND £675,000 11/10/2022 Flat
Same street 6 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £2,775,000 06/05/2022 Terraced
Same street 7 APARTMENT 405 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £950,000 31/03/2022 Flat
Same street 4 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £1,900,000 07/02/2022 Terraced
Same street 7 APARTMENT 203 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £645,000 07/02/2022 Flat
Same street 7 APARTMENT 206 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £680,000 07/02/2022 Flat
Same street 7 APARTMENT 305 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £635,000 07/02/2022 Flat
Same street 7 APARTMENT 102 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £731,250 23/12/2021 Flat
Same street 2 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £2,703,485 17/11/2021 Terraced
Same street 7 APARTMENT 306 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £725,000 29/10/2021 Flat
Same street 7 APARTMENT 305 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £670,000 21/07/2021 Flat
Same street 7 APARTMENT 205 LYONS PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, NW8 8NL £645,000 24/06/2021 Flat

Street average: £1,138,633 (13 sales)

Area average: £747,750 (20 sales)

Capital growth trend

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

5y growth 11.4%
10y growth 26.4%

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%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: SADAKAT PROPERTIES LIMITED (13525107)

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: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW8 8NL

Nearby

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

Type Name Distance
Shop Mercury Dry Cleaners 0.0 miles
Shop Infinity Hair 0.0 miles
Bus stop Orchardson Street 0.1 miles
Bus stop St John's Wood Road 0.1 miles
Train station Warwick Avenue 0.3 miles
Train station Edgware Road 0.4 miles
Hospital Nightingale Hospital 0.5 miles
Hospital St Mary's Hospital 0.5 miles
University Imperial College London, St. Mary's Campus 0.5 miles
University London Business School 0.6 miles

Street-level crime

Category Count
Anti-social behaviour 354
Violence and sexual offences 307
Other theft 177
Theft from the person 140
Shoplifting 133
Burglary 82
Drugs 76
Public order 75
Vehicle crime 72
Criminal damage and arson 57
Robbery 40
Bicycle theft 32
Possession of weapons 16
Other crime 9
Total incidents 1570

Within 1 mile during Apr 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
Gateway Academy Primary 0.2 miles Good — 14 Nov 2022
United Colleges Group Other 0.2 miles — (No rating)
L'Ecole Bilingue Elementaire Other 0.2 miles Outstanding — 24 Mar 2019
St Joseph's RC Primary School Primary 0.3 miles Outstanding — 14 May 2024
Portman Early Childhood Centre Nursery 0.4 miles Outstanding — 14 Jul 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
1 Bed Flat, Belvedere Heights, NW8 £2,650/mo 1 0.26 miles OpenRent

Average rent: £2,650/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.21%
Max investor price (0.8%) £331,250
Target investor price (1%) £265,000
Gross yield 2.5%
Cost-to-rent ratio 39.3×
Monthly cashflow £-2,563/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -8.5%
  • 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).