# 3 bedroom flat for sale (W1D 3AR) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, 2 ROYALTY MEWS, LONDON, GREATER LONDON W1D 3AR | | Price | £3,500,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | H | | Last sold | £4,162,720 Dec 2023 | ## Description Set across the second and third floors of a privately gated mews, this beautifully finished three bedroom apartment offers stylish, modern living in a tranquil setting. The bright open-plan layout is enhanced by sleek contemporary design and full air conditioning throughout. The expansive terrace provides an impressive outdoor retreat, perfect for entertaining or relaxing. The luxurious primary bedroom features a chic en suite, complemented by two further well proportioned bedrooms, an additional bathroom, and a convenient W/C. Combining privacy, comfort, and high quality finishes, this exceptional home delivers a sophisticated urban lifestyle in an exclusive, secure setting.Set just off Dean Street in the heart of Soho, Royalty Mews is a discreet, peaceful gated enclave surrounded by top restaurants, boutiques, and entertainment, with excellent transport links including Tottenham Court Road and Leicester Square stations moments away. ## Property Photos - ![Photo](/listings/photos/172923143/1054149) - ![Photo](/listings/photos/172923143/1054150) - ![Photo](/listings/photos/172923143/1054151) - ![Photo](/listings/photos/172923143/1054152) - ![Photo](/listings/photos/172923143/1054153) - ![Photo](/listings/photos/172923143/1054154) - ![Photo](/listings/photos/172923143/1054155) - ![Photo](/listings/photos/172923143/1054156) - ![Photo](/listings/photos/172923143/1054158) - ![Photo](/listings/photos/172923143/1054159) - ![Photo](/listings/photos/172923143/1054160) - ![Photo](/listings/photos/172923143/1054161) - ![Photo](/listings/photos/172923143/1054162) - ![Photo](/listings/photos/172923143/1054163) - ![Photo](/listings/photos/172923143/1054165) - ![Photo](/listings/photos/172923143/1054166) - ![Photo](/listings/photos/172923143/1054167) - ![Photo](/listings/photos/172923143/1054168) - ![Photo](/listings/photos/172923143/1054169) - ![Photo](/listings/photos/172923143/1054170) - ![Photo](/listings/photos/172923143/1054172) - ![Photo](/listings/photos/172923143/1054173) - ![Photo](/listings/photos/172923143/1054174) - ![Photo](/listings/photos/172923143/1054175) - ![Photo](/listings/photos/172923143/1054177) - ![Photo](/listings/photos/172923143/1054178) - ![Photo](/listings/photos/172923143/1054180) - ![Photo](/listings/photos/172923143/1054181) - ![Photo](/listings/photos/172923143/1054182) - ![Photo](/listings/photos/172923143/1054183) - ![Photo](/listings/photos/172923143/1054184) - ![Photo](/listings/photos/172923143/1054185) - ![Photo](/listings/photos/172923143/1054187) - ![Photo](/listings/photos/172923143/1054188) - ![Photo](/listings/photos/172923143/1054189) ## Floorplans - ![Royalty Mews Floor P](/listings/photos/172923143/1054190) - Royalty Mews Floor P ## EPC Graphs - ![Generated EPC Graph.](/listings/photos/172923143/1054193) - Generated EPC Graph. ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 FLAT 1 ROYALTY MEWS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1D 3AR | £4,162,720 | 04/12/2023 | 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 | |---------|-------|------|------| | 22 - 25 FLAT 5 DEAN STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1D 3RY | £440,000 | 24/11/2025 | Flat | | [Same street] 2 FLAT 4 ROYALTY MEWS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1D 3AR | £2,197,505 | 04/12/2023 | Flat | | [Same street] 2 FLAT 2 ROYALTY MEWS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1D 3AR | £3,920,922 | 04/12/2023 | Flat | | [Same street] 2 FLAT 3 ROYALTY MEWS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1D 3AR | £2,218,853 | 04/12/2023 | Flat | **Street average:** £2,779,093 (3 sales) **Area average:** £440,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £440,000 (1 Flat, W1D, 2024–2026) - **Deviation:** +695.5% ## Rental Range *ONS Price Index of Private Rents (Westminster). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,851/mo - **Realistic:** £3,168/mo - **Optimistic:** £3,485/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 Flat, Charing Cross Road, WC2H | £8,000/mo | 3 | 0.14 miles | OpenRent | | 3 Bed Flat, Newman Street, W1T | £4,500/mo | 3 | 0.29 miles | OpenRent | | 3 Bed Flat, Exide House, WC2H | £5,150/mo | 3 | 0.29 miles | OpenRent | | 3 Bed Flat, Exide House, WC2H | £5,450/mo | 3 | 0.29 miles | OpenRent | | 3 Bed Flat, Great Russell Mansions, WC1B | £1,450/mo | 3 | 0.43 miles | OpenRent | | 3 Bed Flat, Great Portland Street, W1W | £7,900/mo | 3 | 0.58 miles | OpenRent | **Average rent: £5,408/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.15% (weak for cashflow) - **Max investor price (0.8%):** £662,500 - **Target investor price (1%):** £530,000 *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 £5,300/mo).* - **Gross yield:** 1.8% - **Cost-to-rent:** 55× - **Monthly cashflow:** £-9,038/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.7% *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).* ## House Price Index (HM Land Registry) *Official index for City of Westminster; Flats and maisonettes series; as of May 2026.* - **1y growth (index):** -23.1% - **5y growth (index):** -18.6% - **10y growth (index):** -23.2% ## 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)