# 6 bedroom terraced house for sale (W14 8AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 38 UPPER ADDISON GARDENS, LONDON, LONDON, GREATER LONDON W14 8AJ |
| Price | £8,650,000 |
| Bathrooms | 4 |
| Council tax | H |
| Last sold | £3,200,000 Mar 2004 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 04/09/2034
- **Est. upgrade cost to C:** £19,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- D (£80 - £120)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0012-0221-8304-8507-7000)

## 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.

## Property Photos

- ![Exterior](/listings/photos/163032938/1612831) - Exterior
- ![Reception Room](/listings/photos/163032938/1612833) - Reception Room
- ![Reception Room](/listings/photos/163032938/1612834) - Reception Room
- ![Garden](/listings/photos/163032938/1612835) - Garden
- ![Communal Gardens](/listings/photos/163032938/1612836) - Communal Gardens
- ![Reception Room 2](/listings/photos/163032938/1612837) - Reception Room 2
- ![Kitchen](/listings/photos/163032938/1612838) - Kitchen
- ![Dining Room](/listings/photos/163032938/1612839) - Dining Room
- ![Bedroom](/listings/photos/163032938/1612841) - Bedroom
- ![Dressing Room](/listings/photos/163032938/1612842) - Dressing Room
- ![Bathroom](/listings/photos/163032938/1612843) - Bathroom
- ![Communal Gardens](/listings/photos/163032938/1612844) - Communal Gardens

## Floorplans

- ![Floorplan](/listings/photos/163032938/1612845) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/163032938/1612847) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £3,200,000 | 31/03/2004 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| 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)

## Price vs local average

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

- **Local average:** £1,655,625 (16 Terraced, W14, 2024–2026)
- **Deviation:** +422.5%

## Rental Range

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

- **Low:** £3,236/mo
- **Realistic:** £3,596/mo
- **Optimistic:** £3,956/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

## 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)**

## 1% Rule

- **Rent ratio:** 0.02% (weak for cashflow)
- **Max investor price (0.8%):** £234,375
- **Target investor price (1%):** £187,500

*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 £1,875/mo).*

- **Gross yield:** 0.3%
- **Cost-to-rent:** 384.4×
- **Monthly cashflow:** £-32,402/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -15.5%

*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:** £19,351/m²

## Capital growth trend

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

- **5y growth:** 15.3%

## House Price Index (HM Land Registry)

*Official index for Kensington and Chelsea; Terraced series; as of April 2026.*

- **1y growth (index):** -6.3%
- **5y growth (index):** 5.6%
- **10y growth (index):** -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)