# 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
- **Expiry date:** 23/07/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **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:** £940,599 (102 Flat, W2, 2024–2026)
- **Deviation:** -47.9%

## 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:** -16.9%
- **10y growth:** -26.8%

## 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)