# 2 bedroom flat for sale (SW7 4NT)

## Property Details

| Key | Value |
|-----|-------|
| Address | LOWER GROUND FLOOR FLAT, 20 ROSARY GARDENS, LONDON, LONDON, GREATER LONDON SW7 4NT |
| Price | £1,375,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 83 m² |
| Last sold | £380,000 Oct 2004 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 07/08/2035
- **Est. upgrade cost to C:** £22,200

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- D (£150 - £250)
- O (£4,500 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2358-4580-2505-1305)

## Description

This is a wonderfully presented and generous two bedroom flat that has been recently refurbished to a very high standard with a new kitchen, a fabulous 22'9 reception room with dining area and two lovely patios.

Rosary Gardens is a quiet and attractive residential street, conveniently situated for accessing the shops and restaurants of South Kensington and Gloucester Road. The nearest underground station is Gloucester Road for transport links. 

Please use the reference KNCL0096162 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/173824607/1586893)
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- ![Photo](/listings/photos/173824607/1586895)
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- ![Photo](/listings/photos/173824607/1586922)
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## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/173824607/1586924) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/173824607/1586929) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/173824607/1586934) - EER

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10024744
- **Address:** 20 Rosary Gardens, LONDON, SW7 4NT
- **Certificate Issued:** 15/01/2014
- **Work Completed:** 18/12/2013
- **Items:** 4 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 LOWER GROUND FLOOR FLAT ROSARY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NT | £380,000 | 01/10/2004 | 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 |
|---------|-------|------|------|
| 30 FLAT 2 BRECHIN PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4QA | £975,000 | 15/12/2025 | Flat |
| 26 FLAT 2 GLEDHOW GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0AZ | £1,010,000 | 22/07/2025 | Flat |
| [Same street] 34A ROSARY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NT | £850,000 | 09/05/2025 | Flat |
| 7 FLAT A BINA GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0LD | £2,485,000 | 22/04/2025 | Flat |
| 28 FLAT 5 GLEDHOW GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0AZ | £1,045,000 | 03/03/2025 | Flat |
| 148A FLAT 3 OLD BROMPTON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0BE | £1,900,000 | 06/12/2023 | Flat |
| 20 THIRD AND FOURTH FLOOR FLAT GLEDHOW GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0AZ | £1,460,000 | 04/12/2023 | Flat |
| 23 FLAT 1 ROSARY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NJ | £1,200,000 | 17/11/2023 | Flat |
| 31 APARTMENT 4 BRECHIN PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4QD | £1,650,000 | 03/11/2023 | Flat |
| 176 FLAT 4 OLD BROMPTON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0BA | £1,080,000 | 16/10/2023 | Flat |
| 37 FLAT 5 ROSARY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NQ | £785,000 | 13/10/2023 | Flat |
| ALLENBY HOUSE, 24 FLAT 6 WETHERBY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0JR | £950,000 | 13/10/2023 | Flat |
| WETHERBY STUDIOS 1 WETHERBY PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NU | £2,370,000 | 04/10/2023 | Flat |
| 14 FLAT 4 WETHERBY PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4ND | £170,000 | 27/09/2023 | Flat |
| 29 FLAT 3 BRECHIN PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4QD | £1,175,000 | 24/08/2023 | Flat |
| 176 FLAT 1 OLD BROMPTON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0BA | £990,000 | 12/07/2023 | Flat |
| 14 FLAT 4 BRECHIN PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4QA | £900,000 | 26/06/2023 | Flat |
| [Same street] 24 ROSARY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NT | £59,750 | 05/06/2023 | Other |
| 31 APARTMENT 4 BRECHIN PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4QD | £900,000 | 26/05/2023 | Flat |
| ALLENBY HOUSE, 24 FLAT 4 WETHERBY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0JR | £1,630,000 | 21/03/2023 | Flat |
| 8 FLAT 1 ROSARY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NS | £860,000 | 19/12/2022 | Flat |
| 8 FLAT 2 ROSARY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NS | £950,000 | 30/11/2022 | Flat |
| [Same street] 34B - 34E ROSARY GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW7 4NT | £875,000 | 24/06/2022 | Terraced |

**Street average:** £594,917 (3 sales)
**Area average:** £1,224,250 (20 sales)

## Price vs local average

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

- **Local average:** £2,069,958 (60 Flat, SW7, 2024–2026)
- **Deviation:** -33.6%

## 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 South East Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,047/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 |
|------|------|------|------|------|
| [Rosary Gardens, London, SW7](http://87.117.209.195:8080/listings/f8dfdcf) | £4,750/mo | 2 | 0.05 miles | Rightmove |
| 2 Bed Flat, Rosary Gardens, SW7 | £4,750/mo | 2 | 0.05 miles | OpenRent |
| 2 Bed Flat, Collingham Road, SW5 | £2,708/mo | 2 | 0.27 miles | OpenRent |

**Average rent: £4,069/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £593,750
- **Target investor price (1%):** £475,000

*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 £4,750/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.1×
- **Monthly cashflow:** £-1,165/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*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:** £16,566/m²

## Capital growth trend

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

- **5y growth:** -40.7%
- **10y growth:** -33.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -9%
- **5y growth (index):** -4.2%
- **10y growth (index):** -12.3%

## 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)