# 2 bedroom flat for sale (SW3 2RS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 CADOGAN GARDENS, LONDON, GREATER LONDON SW3 2RS |
| Price | £1,650,000 |
| Bedrooms | 2 |
| Last sold | £249,500 Aug 1999 |

## Description

Entered via  recently refurbished communal hallways, the property features high ceilings throughout, with superb views from the principle reception rooms over the communal gardens. In addition, there are two good-sized double bedrooms and a large kitchen with space for a breakfast table. Cadogan Gardens is a prestigious garden square on the doorstep of the world famous Kings Road and Sloane Street. An early viewing is highly recommended. 

The Vendor is willing to serve notice under The Leasehold Reform Acts 1992 & 2002 for a statutory 90 year lease extension on exchange of contracts. This notice will be assigned to the incoming Purchaser on completion.

Accommodation comprises: Smart communal entrance, Entrance hall with fitted cupboards, Reception room with feature fireplace, Dining room, Eat-in kitchen, Master double bedroom, Second double bedroom with walk-in wardrobe, Bathroom, Two large family bathrooms, Communal garden access and qualification for RBKC parking permits.

## Property Photos

- ![External](/listings/photos/32110833/364817) - External
- ![Entrance Hall](/listings/photos/32110833/364818) - Entrance Hall
- ![Bedroom](/listings/photos/32110833/364819) - Bedroom
- ![Bedroom](/listings/photos/32110833/364822) - Bedroom
- ![Kitchen](/listings/photos/32110833/364824) - Kitchen
- ![Dining Room](/listings/photos/32110833/364825) - Dining Room
- ![Reception](/listings/photos/32110833/364826) - Reception
- ![Reception](/listings/photos/32110833/364827) - Reception
- ![Communal Garden](/listings/photos/32110833/364834) - Communal Garden
- ![EPC](/listings/photos/32110833/364837) - EPC

## Floorplans

- ![Floorplan](/listings/photos/32110833/364840) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £249,500 | 25/08/1999 | 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 |
|---------|-------|------|------|
| 83 FLAT 3 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RB | £1,875,000 | 05/12/2025 | Flat |
| 70 - 72 FLAT 12 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £3,300,000 | 10/10/2025 | Flat |
| 76 - 82 FLAT 11 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £2,660,000 | 22/01/2025 | Flat |
| 70 - 72 FLAT 10 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £2,900,088 | 12/04/2024 | Flat |
| 70 - 72 FLAT 12 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £2,075,000 | 30/11/2023 | Flat |
| [Same street] 14 FLAT 4 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £1,830,000 | 09/11/2023 | Flat |
| 105 GROUND FLOOR FLAT CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RF | £5,950,000 | 31/08/2023 | Flat |
| 70 - 72 FLAT 1 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £2,675,000 | 20/06/2023 | Flat |
| [Same street] 12 FLAT 4 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £1,600,000 | 19/05/2023 | Flat |
| [Same street] 16 FLAT 1 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £740,000 | 11/04/2023 | Flat |
| 87 FLAT 9 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RD | £6,225,000 | 31/03/2023 | Flat |
| 66 FLAT 2 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £1,950,000 | 22/03/2023 | Flat |
| 23 FLAT F CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RW | £4,000,000 | 08/12/2022 | Flat |
| 47 FLAT 5 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2TH | £2,950,000 | 02/12/2022 | Flat |
| 70 - 72 FLAT 2 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £175,000 | 18/11/2022 | Flat |
| [Same street] BASEMENT VAULTS, 4 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £80,000 | 11/11/2022 | Other |
| [Same street] 6 FLAT 5F CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £80,000 | 11/11/2022 | Other |
| [Same street] 2 - 4 FLAT 2 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £80,000 | 11/11/2022 | Other |
| [Same street] 2 - 4 FLAT 6 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £2,340,000 | 11/11/2022 | Flat |
| [Same street] 4 FLAT 4 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £80,000 | 11/11/2022 | Other |
| 66 FLAT 6 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £1,100,000 | 10/11/2022 | Flat |
| 74 FLAT 5 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £1,392,500 | 23/09/2022 | Flat |
| 77 FLAT 12 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RB | £1,775,000 | 01/09/2022 | Flat |
| 87 FLAT 5 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RD | £4,150,000 | 22/08/2022 | Flat |
| [Same street] 10 FLAT 6 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £2,065,000 | 28/06/2022 | Flat |
| 91 FLAT 2 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RE | £1,575,000 | 01/04/2022 | Flat |
| 71C CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RB | £1,400,000 | 31/03/2022 | Flat |
| 69 FLAT 5 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0DY | £1,750,000 | 31/03/2022 | Flat |
| 59A CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RA | £1,937,500 | 15/03/2022 | Flat |
| [Same street] 6 FLAT 3 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £3,200,000 | 05/08/2021 | Flat |

**Street average:** £1,209,500 (10 sales)
**Area average:** £2,590,754 (20 sales)

## Price vs local average

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

- **Local average:** £1,119,283 (53 Flat, SW3, 2024–2026)
- **Deviation:** +47.4%

## Rental Range

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

- **Low:** £3,237/mo
- **Realistic:** £3,597/mo
- **Optimistic:** £3,957/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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 Flat, Wiltshire Close, SW3 | £2,750/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Sloane Gardens, SW1W | £6,067/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Chesham St, SW1X | £6,000/mo | 2 | 0.25 miles | OpenRent |

**Average rent: £4,939/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £750,000
- **Target investor price (1%):** £600,000

*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 £6,000/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.9×
- **Monthly cashflow:** £-1,123/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.8%

*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).*

## Capital growth trend

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

- **5y growth:** -3.2%
- **10y growth:** -44.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -8.5%
- **5y growth (index):** -7.8%
- **10y growth (index):** -14.5%

## 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)