Sold Flat

25A

ORSETT TERRACE, LONDON, GREATER LONDON W2 6AJ

1 beds 1 baths 474 sq ft Listed 23 May 2018 (-2939d)

£490,000

Reduced on 4 Sep 2018

Save

# 1 bedroom flat for sale (W2 6AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25A, ORSETT TERRACE, LONDON, GREATER LONDON W2 6AJ |
| Price | £490,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 44 m² |
| Last sold | £430,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £361/year
- **Est. upgrade cost to C:** £18,900

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0131-2874-7234-9825-6375)

## Description

A fantastic period conversion for sale, close to Hyde Park, boasting modern living space and private terrace onto communal gardens. Close to a wealth of amenities and transport links.

This property on Orsett Terrace is conveniently located within a short walk to Paddington (Heathrow Express, Crossrail), Bayswater (district and circle) and Queensway (central line) stations along with Kensington Gardens a short walk away.

## Property Photos

- ![Photo](/listings/photos/54534951/366217)
- ![Photo](/listings/photos/54534951/366218)
- ![Photo](/listings/photos/54534951/366219)
- ![Photo](/listings/photos/54534951/366220)
- ![Photo](/listings/photos/54534951/366221)
- ![Photo](/listings/photos/54534951/366222)
- ![Photo](/listings/photos/54534951/366223)
- ![Photo](/listings/photos/54534951/366224)
- ![Photo](/listings/photos/54534951/366225)
- ![Photo](/listings/photos/54534951/366226)
- ![Photo](/listings/photos/54534951/366227)
- ![Photo](/listings/photos/54534951/366228)
- ![Photo](/listings/photos/54534951/366229)

## Floorplans

- ![Floorplan 1](/listings/photos/54534951/366230) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/54534951/366231) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25A ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £430,000 | 01/10/2025 | Flat |
| 25A ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £477,000 | 24/03/2016 | 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 |
|---------|-------|------|------|
| EXETER HOUSE FLAT 50 HALLFIELD ESTATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6EN | £416,000 | 22/01/2026 | Flat |
| THE COLONNADES, 34 FLAT 274 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AT | £370,000 | 14/03/2025 | Flat |
| 58E GLOUCESTER GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BN | £1,075,000 | 24/01/2025 | Flat |
| [Same street] 40C ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £525,000 | 06/11/2023 | Flat |
| THE COLONNADES, 34 FLAT 260 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AT | £640,000 | 25/10/2023 | Flat |
| [Same street] 40D ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £435,500 | 16/10/2023 | Flat |
| 163E PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ | £1,700,000 | 15/08/2023 | Flat |
| 169B PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ | £1,095,000 | 24/07/2023 | Flat |
| 167A PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ | £472,000 | 21/06/2023 | Flat |
| [Same street] 9E ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £455,000 | 30/05/2023 | Flat |
| 169D PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ | £555,000 | 12/05/2023 | Flat |
| 204D GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HT | £720,000 | 28/04/2023 | Flat |
| BISHOPS COURT, 72 - 82 FLAT 50 BISHOPS BRIDGE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BE | £890,000 | 19/12/2022 | Flat |
| BISHOPS COURT, 72 - 82 FLAT 37 BISHOPS BRIDGE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BE | £1,250,000 | 14/12/2022 | Flat |
| [Same street] 3B - 3E ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £525,000 | 25/11/2022 | Flat |
| 229D GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HX | £925,000 | 25/11/2022 | Flat |
| BISHOPS COURT, 72 - 82 FLAT 18 BISHOPS BRIDGE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BE | £850,000 | 18/11/2022 | Flat |
| [Same street] 40A ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £420,000 | 09/11/2022 | Flat |
| 210 FLAT B GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HT | £375,000 | 11/10/2022 | Flat |
| EXETER HOUSE FLAT 74 HALLFIELD ESTATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6EN | £344,000 | 30/09/2022 | Flat |
| [Same street] 17C FIRST FLOOR FLAT ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £1,275,000 | 29/09/2022 | Flat |
| 40 FLAT A GLOUCESTER GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BN | £658,000 | 29/09/2022 | Flat |
| THE COLONNADES, 34 FLAT 280 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AT | £395,000 | 22/09/2022 | Flat |
| CAERNARVON HOUSE FLAT 21 HALLFIELD ESTATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6EG | £450,122 | 12/08/2022 | Flat |
| 223B GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HX | £630,000 | 27/06/2022 | Flat |
| BISHOPS COURT, 76 FLAT 2 BISHOPS BRIDGE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BE | £630,000 | 10/06/2022 | Flat |
| [Same street] 23B ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £535,000 | 25/05/2022 | Flat |
| [Same street] 22C ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £495,000 | 04/02/2022 | Terraced |
| [Same street] 24B ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £1,100,000 | 14/01/2022 | Flat |
| [Same street] 3A ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £385,000 | 30/09/2021 | Flat |
| [Same street] 7D ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £460,000 | 24/06/2021 | Flat |
| [Same street] 21A ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ | £575,000 | 23/06/2021 | Flat |

**Street average:** £598,792 (12 sales)
**Area average:** £722,006 (20 sales)

## Price vs local average

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

- **Local average:** £944,516 (101 Flat, W2, 2024–2026)
- **Deviation:** -48.1%

## Rental Range

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

- **Low:** £2,834/mo
- **Realistic:** £3,149/mo
- **Optimistic:** £3,464/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,436/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 |
|------|------|------|------|------|
| 1 Bed Flat, Gloucester Terrace, W2 | £2,475/mo | 1 | 0.13 miles | OpenRent |

**Average rent: £2,475/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £309,375
- **Target investor price (1%):** £247,500

*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 £2,475/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.5×
- **Monthly cashflow:** £273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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:** £11,136/m²

## Capital growth trend

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

- **5y growth:** -19%
- **10y growth:** -22.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -12%
- **5y growth (index):** -21.6%
- **10y growth (index):** -19.6%

## 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

Tenure

LEASEHOLD

Floor area

44 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£430,000 Oct 2025

Price per m²

£11,136/m²

Local average

£944,516 (-48.1%)

Deprivation

Decile 4 (11,404 of 33,755)

Street crime

1720 incidents within 1 mile (Apr 2026)

Key features

One bedroom
Spacious reception room
Fitted kitchen
Bathroom
Private patio
Direct garden access
Close to transport links
EPC rating D

Additional details

Garden: Yes

Description

A fantastic period conversion for sale, close to Hyde Park, boasting modern living space and private terrace onto communal gardens. Close to a wealth of amenities and transport links.
This property on Orsett Terrace is conveniently located within a short walk to Paddington (Heathrow Express, Crossrail), Bayswater (district and circle) and Queensway (central line) stations along with Kensington Gardens a short walk away.

Listed by

Bayswater

The Lomond Group

Reference: 54534951

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 24/07/2015

Current heating cost: £361/year

Potential heating cost: £213/year

Est. upgrade cost to C: £18,900

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

-10% since 2016

Event	Date	Price	% change
Sold	01/10/2025 (8 months ago)	£430,000	-9.9%
Sold	24/03/2016 (10 years ago)	£477,000	—

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
EXETER HOUSE FLAT 50 HALLFIELD ESTATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6EN	£416,000	22/01/2026	Flat
THE COLONNADES, 34 FLAT 274 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AT	£370,000	14/03/2025	Flat
58E GLOUCESTER GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BN	£1,075,000	24/01/2025	Flat
Same street 40C ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£525,000	06/11/2023	Flat
THE COLONNADES, 34 FLAT 260 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AT	£640,000	25/10/2023	Flat
Same street 40D ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£435,500	16/10/2023	Flat
163E PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ	£1,700,000	15/08/2023	Flat
169B PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ	£1,095,000	24/07/2023	Flat
167A PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ	£472,000	21/06/2023	Flat
Same street 9E ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£455,000	30/05/2023	Flat
169D PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ	£555,000	12/05/2023	Flat
204D GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HT	£720,000	28/04/2023	Flat
BISHOPS COURT, 72 - 82 FLAT 50 BISHOPS BRIDGE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BE	£890,000	19/12/2022	Flat
BISHOPS COURT, 72 - 82 FLAT 37 BISHOPS BRIDGE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BE	£1,250,000	14/12/2022	Flat
Same street 3B - 3E ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£525,000	25/11/2022	Flat
229D GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HX	£925,000	25/11/2022	Flat
BISHOPS COURT, 72 - 82 FLAT 18 BISHOPS BRIDGE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BE	£850,000	18/11/2022	Flat
Same street 40A ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£420,000	09/11/2022	Flat
210 FLAT B GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HT	£375,000	11/10/2022	Flat
EXETER HOUSE FLAT 74 HALLFIELD ESTATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6EN	£344,000	30/09/2022	Flat
Same street 17C FIRST FLOOR FLAT ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£1,275,000	29/09/2022	Flat
40 FLAT A GLOUCESTER GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BN	£658,000	29/09/2022	Flat
THE COLONNADES, 34 FLAT 280 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AT	£395,000	22/09/2022	Flat
CAERNARVON HOUSE FLAT 21 HALLFIELD ESTATE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6EG	£450,122	12/08/2022	Flat
223B GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HX	£630,000	27/06/2022	Flat
BISHOPS COURT, 76 FLAT 2 BISHOPS BRIDGE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BE	£630,000	10/06/2022	Flat
Same street 23B ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£535,000	25/05/2022	Flat
Same street 22C ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£495,000	04/02/2022	Terraced
Same street 24B ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£1,100,000	14/01/2022	Flat
Same street 3A ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£385,000	30/09/2021	Flat
Same street 7D ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£460,000	24/06/2021	Flat
Same street 21A ORSETT TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AJ	£575,000	23/06/2021	Flat

Street average: £598,792 (12 sales)

Area average: £722,006 (20 sales)

Capital growth trend

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

5y growth -19%

10y growth -22.9%

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%

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 W2 6AJ

Nearby

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

Type	Name	Distance
Bus stop	Gloucester Terrace	0.1 miles
Bus stop	Porchester Terrace North	0.1 miles
Shop	Specsavers	0.1 miles
Shop	Waitrose	0.1 miles
Train station	Royal Oak	0.2 miles
Train station	Paddington (Circle and Hammersmith & City lines)	0.3 miles
University	Kennet West Skills Centre	0.9 miles
University	LBS Behaviour Lab	1.2 miles
Hospital	The Portland Hospital	1.8 miles
Hospital	Sleep & Health Clinic	2.0 miles

Street-level crime

Category	Count
Anti-social behaviour	430
Violence and sexual offences	338
Shoplifting	177
Other theft	162
Theft from the person	124
Public order	89
Burglary	87
Drugs	85
Vehicle crime	70
Criminal damage and arson	61
Bicycle theft	41
Robbery	34
Possession of weapons	14
Other crime	8
Total incidents	1720

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
Hallfield Primary School	Primary	0.2 miles	Good — 18 Nov 2013
Edward Wilson Primary School	Primary	0.3 miles	Good — 20 Jun 2023
College Park School	Other	0.3 miles	Good — 23 Oct 2013
Marylebone Boys' School	Secondary	0.4 miles	Good — 16 Jun 2017
Our Lady of Dolours Catholic Primary	Primary	0.4 miles	Good — 29 Jun 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
1 Bed Flat, Gloucester Terrace, W2	£2,475/mo	1	0.13 miles	OpenRent

Average rent: £2,475/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £309,375

Target investor price (1%) £247,500

Gross yield 6.1%

Cost-to-rent ratio 16.5×

Monthly cashflow £273/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.3%

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).