# 2 bedroom flat for sale (W11 3PU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 3, MEAD HOUSE, 123 - 125, LADBROKE ROAD, LONDON, GREATER LONDON W11 3PU |
| Price | £750,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 67 m² |
| Last sold | £725,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 04/04/2029
- **Current heating cost:** £406/year
- **Est. upgrade cost to C:** £10,920

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- E (£20)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8161-6424-6860-1075-2906)

## Description

A two bedroom apartment in a purpose built block. The property has a separate fitted kitchen with breakfast bar, spacious reception with room to dine and parquet flooring and built in storage throughout.

Located just North of Holland Park Avenue and off Ladbroke Grove, close to Holland Park and Notting Hill Gate Underground Stations, as well as the green spaces of Holland Park and Hyde Park.

## Property Photos

- ![Photo](/listings/photos/145462811/1648395)
- ![Photo](/listings/photos/145462811/1648396)
- ![Photo](/listings/photos/145462811/1648397)
- ![Photo](/listings/photos/145462811/1648398)
- ![Photo](/listings/photos/145462811/1648399)

## Floorplans

- ![Floorplan 1](/listings/photos/145462811/1648400) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/145462811/1648401) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MEAD HOUSE, 123 - 125 FLAT 3 LADBROKE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3PU | £725,000 | 28/03/2025 | Flat |
| MEAD HOUSE, 123 - 125 FLAT 3 LADBROKE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3PU | £140,000 | 31/03/2000 | 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 |
|---------|-------|------|------|
| 69 FLAT 5 HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3SL | £1,300,000 | 18/11/2025 | Flat |
| WELLER COURT, 66 - 68 FLAT 5 LADBROKE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3NT | £1,310,000 | 05/08/2025 | Flat |
| 5 FLAT 5E LANSDOWNE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3AL | £4,200,000 | 26/11/2024 | Flat |
| 75 FLAT 8 HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3SL | £1,050,000 | 02/12/2022 | Flat |
| 11 GREENS COURT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3AP | £1,275,000 | 04/11/2022 | Flat |
| [Same street] MEAD HOUSE, 123 - 125 FLAT 7 LADBROKE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3PU | £710,000 | 02/11/2022 | Flat |
| CRANLEIGH, 137 - 139 FLAT 4 LADBROKE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3PX | £1,050,000 | 15/07/2022 | Flat |
| LANSDOWNE HOUSE 1 LANSDOWNE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3LP | £6,000,000 | 08/07/2022 | Flat |
| LANSDOWNE HOUSE 7A LANSDOWNE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3LP | £2,700,000 | 01/07/2022 | Flat |
| 3C LANSDOWNE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3AL | £3,250,000 | 15/06/2022 | Flat |
| 10A PORTLAND ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4LA | £973,500 | 08/06/2022 | Flat |
| WELLER COURT, 66 - 68 FLAT 4 LADBROKE ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3NT | £1,000,000 | 26/08/2021 | Flat |
| 13 LADBROKE MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4JT | £350,050 | 20/08/2021 | Flat |

**Street average:** £710,000 (1 sale)
**Area average:** £2,038,213 (12 sales)

## Price vs local average

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

- **Local average:** £1,343,740 (64 Flat, W11, 2024–2026)
- **Deviation:** -44.2%

## Rental Range

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

- **Low:** £3,236/mo
- **Realistic:** £3,596/mo
- **Optimistic:** £3,956/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 Detached House, Campden Hill Gardens, W8 | £2,300/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Pembridge Gardens, W2 | £8,333/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Elgin Crescent, W11 | £3,380/mo | 2 | 0.44 miles | OpenRent |
| 2 Bed Flat, Ladbroke Grove, W11 | £4,135/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £4,537/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £469,750
- **Target investor price (1%):** £375,800

*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 £3,758/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.6×
- **Monthly cashflow:** £404/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.2%

*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:** £11,194/m²

## Capital growth trend

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

- **5y growth:** -67.8%
- **10y growth:** -14.5%

## House Price Index (HM Land Registry)

*Official index for Kensington and Chelsea; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -9%
- **5y growth (index):** -4.2%
- **10y growth (index):** -12.3%

## 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)