Sold STC Terraced

38 UPPER ADDISON GARDENS

LONDON, LONDON, GREATER LONDON W14 8AJ

4 baths 447 m² Listed 9 Jun 2025 (-419d)

£8,650,000

Reduced on 9 Sep 2025

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Exterior

Exterior Reception Room Reception Room Garden Communal Gardens Reception Room 2 Kitchen Dining Room Bedroom Dressing Room Bathroom Communal Gardens

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Property details

Tenure

FREEHOLD

Floor area

447 m²

Council tax band

H

EPC rating

D

Last sold

£3,200,000 Mar 2004

Price per m²

£19,351/m²

Local average

£1,655,625 (+422.5%)

Deprivation

Decile 5 (16,418 of 33,755)

Street crime

1597 incidents within 1 mile (May 2026)

Key features

  • Entrance hall
  • Drawing room
  • Sitting room
  • Principal bedroom suite
  • Five further bedrooms
  • 3 further bath/shower rooms
  • Kitchen/Dining /Family room
  • Two studies
  • South-facing garden
  • Direct access to communal gardens

Description

An outstanding and beautifully presented six bedroom family house, occupying 4,808 sq ft, with a wonderful south-facing garden and direct access to the well maintained communal gardens.

This impressive house has excellent entertaining space including a lovely drawing room on the raised ground floor with doors leading onto the terrace overlooking both the garden and the communal gardens.

Upper Addison Gardens is well situated for the shopping and transport facilities of Holland Park Avenue, Kensington High Street and Notting Hill Gate, as well as having the open spaces of Holland Park nearby.

Listed by

Kensington

BNP Paribas - Strutt & Parker

Reference: 163032938

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 05/09/2024

Expiry date: 04/09/2034

Est. upgrade cost to C: £19,675

Recommendations

  • Flat roof or sloping ceiling insulation (£850 - £1,500)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Draughtproof single-glazed windows (£80 - £120)
  • Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

Event Date Price % change
Sold 31/03/2004 (22 years ago) £3,200,000 —

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
17 ROYAL CRESCENT MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SY £760,000 21/11/2025 Terraced
14A HANSARD MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BJ £700,000 23/12/2024 Terraced
117E HOLLAND ROAD, HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AS £610,000 10/03/2023 Terraced
Same street 40 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ £2,964,999 31/01/2023 Flat
17 ROYAL CRESCENT MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SY £680,000 05/01/2023 Terraced
45 WOODSTOCK GROVE, LONDON, HAMMERSMITH AND FULHAM, GREATER LONDON, W12 8LG £1,300,000 24/11/2022 Terraced
12 LOWER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BQ £9,165,165 26/09/2022 Terraced
11 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL £2,200,000 12/09/2022 Terraced
Same street 39 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ £8,500,000 29/04/2022 Terraced
13 HANSARD MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BJ £995,000 11/04/2022 Terraced
10 LORNE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UY £743,500 24/03/2022 Terraced
16 ROYAL CRESCENT MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SY £744,000 18/03/2022 Terraced
Same street 28 FLAT 4 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ £955,000 06/08/2021 Flat

Street average: £4,140,000 (3 sales)

Area average: £1,789,767 (10 sales)

Capital growth trend

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

5y growth 15.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Kensington and Chelsea. Series: Terraced. As of April 2026.

1y (index) -6.3%
5y (index) 5.6%
10y (index) -2%

Rental Range

Estimated market rent for Kensington and Chelsea. Low = conservative, Realistic = average, Optimistic = best case.

Low £3,236/mo
Realistic £3,596/mo
Optimistic £3,956/mo

Based on Local Authority from postcode lookup → Kensington and Chelsea.

LHA (30th percentile) floor for Stevenage & North Herts: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View W14 8AJ

Nearby

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

Type Name Distance
Bus stop Royal Crescent 0.1 miles
Bus stop Holland Road / Upper Addison Gardens 0.1 miles
Shop Twelve Dry Cleaners 0.1 miles
Shop Jazz's Barbers 0.1 miles
Train station Shepherd's Bush 0.2 miles
University Scale Space White City 0.8 miles
University Kennet West Skills Centre 1.6 miles
Hospital Bridge Lane Health Centre 3.0 miles
Hospital The Portland Hospital 3.3 miles

Street-level crime

Category Count
Anti-social behaviour 357
Violence and sexual offences 344
Shoplifting 283
Other theft 154
Public order 97
Vehicle crime 88
Theft from the person 78
Burglary 64
Drugs 53
Bicycle theft 36
Robbery 20
Other crime 13
Possession of weapons 6
Criminal damage and arson 4
Total incidents 1597

Within 1 mile during May 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
The Cardinal Vaughan Memorial RC School Secondary 0.1 miles Outstanding — 17 Jan 2022
Norland Place School Other 0.2 miles — (No rating)
SIAL Other 0.2 miles Good — 25 May 2023
St Clement and St James CofE Primary School Primary 0.4 miles Good — 16 Jul 2023
St Mary's Catholic Primary School Primary 0.4 miles Good — 11 Dec 2014

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title Rent Beds Distance As seen on
Studio Flat, Shepherd S Bush Green, W12 £2,500/mo 1 0.31 miles OpenRent
Studio Flat, Sterne Street, W12 £1,250/mo 1 0.33 miles OpenRent

Average rent: £1,875/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.02%
Max investor price (0.8%) £234,375
Target investor price (1%) £187,500
Gross yield 0.3%
Cost-to-rent ratio 384.4×
Monthly cashflow £-32,402/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -15.5%
  • 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).