Sold STC Flat

FLAT 45

BULLINGHAM MANSIONS, KENSINGTON CHURCH STREET, LONDON, GREATER LONDON W8 4BE

2 beds 2 baths 93 m² Listed 13 Jun 2024 (-724d)

£1,695,000

Guide Price

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# 2 bedroom apartment for sale (W8 4BE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 45, BULLINGHAM MANSIONS, KENSINGTON CHURCH STREET, LONDON, GREATER LONDON W8 4BE |
| Price | £1,695,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | G |
| Last sold | £1,695,000 Aug 2024 |

## Description

A beautifully presented raised ground floor, two bedroom, two bathroom apartment, located in this popular gated building in the heart of Kensington.

**Description**

A beautifully presented, bright and spacious raised ground floor two bedroom, two bathroom apartment with pretty views, located in this popular gated building with a resident caretaker in the heart of Kensington.

Accessed via the Kensington Church Street entrance to Bullingham Mansions, the apartment is ideally situated on the raised ground floor of this discreet mansion block. The apartment offers a bright reception room, a semi-open plan kitchen, two bedrooms, two bathrooms, a guest cloakroom and good storage throughout. The flat has been beautifully refurbished by the current vendors.

**Location**

Bullingham Mansions is ideally located just off Kensington

Church Street and benefits from the extensive range of shopping & transport facilities of both Kensington High Street and Notting Hill Gate. The open spaces of Kensington Gardens are nearby.

Square Footage: 1,002 sq ft

## Property Photos

- ![Reception 3](/listings/photos/149079269/363508) - Reception 3
- ![Reception Room](/listings/photos/149079269/363509) - Reception Room
- ![Reception 2](/listings/photos/149079269/363511) - Reception 2
- ![Kitchen](/listings/photos/149079269/363514) - Kitchen
- ![Dining Area](/listings/photos/149079269/363517) - Dining Area
- ![Bedroom 1](/listings/photos/149079269/363529) - Bedroom 1
- ![Exterior](/listings/photos/149079269/363532) - Exterior
- ![Courtyard](/listings/photos/149079269/363534) - Courtyard
- ![Bathroom](/listings/photos/149079269/363537) - Bathroom
- ![Hall 1](/listings/photos/149079269/363539) - Hall 1
- ![Hall 2](/listings/photos/149079269/363541) - Hall 2
- ![Bathroom 2](/listings/photos/149079269/363542) - Bathroom 2

## Floorplans

- ![Floorplan](/listings/photos/149079269/363546) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/149079269/363548) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BULLINGHAM MANSIONS FLAT 45 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BE | £1,695,000 | 09/08/2024 | Flat |
| BULLINGHAM MANSIONS FLAT 45 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BE | £1,100,000 | 23/08/2010 | 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 |
|---------|-------|------|------|
| WINCHESTER COURT FLAT 32 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD | £690,000 | 12/12/2025 | Flat |
| MOUNT CARMEL CHAMBERS 4 DUKES LANE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JW | £750,000 | 21/11/2025 | Flat |
| 36A GORDON PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JE | £914,500 | 18/11/2025 | Flat |
| WINCHESTER COURT FLAT 38 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD | £925,000 | 27/11/2023 | Flat |
| BULLINGHAM MANSIONS FLAT 35 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BE | £1,425,000 | 29/09/2023 | Flat |
| BULLINGHAM MANSIONS FLAT 29A PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH | £1,100,000 | 14/10/2022 | Flat |
| WINCHESTER COURT FLAT 78 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AF | £610,000 | 03/10/2022 | Flat |
| WINCHESTER COURT FLAT 24 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD | £825,000 | 06/09/2022 | Flat |
| BULLINGHAM MANSIONS FLAT 8 PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH | £1,150,000 | 24/08/2022 | Flat |
| BULLINGHAM MANSIONS FLAT 1 PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH | £950,000 | 12/08/2022 | Flat |
| MARQUEEN COURT, 42 FLAT 1 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4DQ | £365,000 | 10/08/2022 | Flat |
| WINCHESTER COURT 9 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AB | £760,000 | 30/06/2022 | Flat |
| WINCHESTER COURT FLAT 63 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AE | £895,000 | 22/06/2022 | Flat |
| WINCHESTER COURT FLAT 54 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AE | £641,000 | 31/03/2022 | Flat |
| WINCHESTER COURT 4 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AB | £715,000 | 15/03/2022 | Flat |
| GEORGE HOUSE, 61 PENTHOUSE FLAT KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BA | £1,900,000 | 21/02/2022 | Flat |
| 17 CHURCH CLOSE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4EZ | £1,250,000 | 18/02/2022 | Flat |
| 18 FLAT 3 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AA | £825,000 | 17/02/2022 | Flat |
| MOUNT CARMEL CHAMBERS THE LODGE DUKES LANE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JW | £1,290,000 | 21/01/2022 | Flat |
| 14 CHURCH CLOSE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4EZ | £880,000 | 21/01/2022 | Flat |

**Area average:** £943,025 (20 sales)

## Price vs local average

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

- **Local average:** £1,970,999 (55 Flat, W8, 2024–2026)
- **Deviation:** -14%

## 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 Central London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/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, Hornton St, W8 | £3,295/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Iverna Court, W8 | £3,500/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Prince Of Wales Terrace, W8 | £3,750/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Pater Street, W8 | £3,500/mo | 2 | 0.41 miles | OpenRent |

**Average rent: £3,511/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 2.5%
- **Cost-to-rent:** 40.4×
- **Monthly cashflow:** £-3,550/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.7%

*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:** 6.2%
- **10y growth:** -23.6%

## 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)

Reception 3 Reception Room Reception 2 Kitchen Dining Area Bedroom 1 Exterior Courtyard Bathroom Hall 1 Hall 2 Bathroom 2

/ 12

Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

93 m²

Council tax band

Last sold

£1,695,000 Aug 2024

Local average

£1,970,999 (-14%)

Deprivation

Decile 8 (24,202 of 33,755)

Street crime

1255 incidents within 1 mile (Mar 2026)

Key features

Raised Ground Floor lateral apartment situated in a sought after portered mansion block
Two bedrooms, Two bathrooms
Grand proportions and ceiling heights
Beautifully Presented
Excellent living and entertaining space
Fantastic location close to Kensington Gardens & Holland Park
EPC Rating = C

Additional details

Garden: Yes

Description

A beautifully presented raised ground floor, two bedroom, two bathroom apartment, located in this popular gated building in the heart of Kensington.

Description

A beautifully presented, bright and spacious raised ground floor two bedroom, two bathroom apartment with pretty views, located in this popular gated building with a resident caretaker in the heart of Kensington.

Accessed via the Kensington Church Street entrance to Bullingham Mansions, the apartment is ideally situated on the raised ground floor of this discreet mansion block. The apartment offers a bright reception room, a semi-open plan kitchen, two bedrooms, two bathrooms, a guest cloakroom and good storage throughout. The flat has been beautifully refurbished by the current vendors.

Location

Bullingham Mansions is ideally located just off Kensington
Church Street and benefits from the extensive range of shopping & transport facilities of both Kensington High Street and Notting Hill Gate. The open spaces of Kensington Gardens are nearby.

Square Footage: 1,002 sq ft

Listed by

Kensington

Savills

Reference: 149079269

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

54% since 2010

Event	Date	Price	% change
Sold	09/08/2024 (1 year ago)	£1,695,000	+54.1%
Sold	23/08/2010 (15 years ago)	£1,100,000	—

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
WINCHESTER COURT FLAT 32 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD	£690,000	12/12/2025	Flat
MOUNT CARMEL CHAMBERS 4 DUKES LANE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JW	£750,000	21/11/2025	Flat
36A GORDON PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JE	£914,500	18/11/2025	Flat
WINCHESTER COURT FLAT 38 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD	£925,000	27/11/2023	Flat
BULLINGHAM MANSIONS FLAT 35 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BE	£1,425,000	29/09/2023	Flat
BULLINGHAM MANSIONS FLAT 29A PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH	£1,100,000	14/10/2022	Flat
WINCHESTER COURT FLAT 78 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AF	£610,000	03/10/2022	Flat
WINCHESTER COURT FLAT 24 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD	£825,000	06/09/2022	Flat
BULLINGHAM MANSIONS FLAT 8 PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH	£1,150,000	24/08/2022	Flat
BULLINGHAM MANSIONS FLAT 1 PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH	£950,000	12/08/2022	Flat
MARQUEEN COURT, 42 FLAT 1 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4DQ	£365,000	10/08/2022	Flat
WINCHESTER COURT 9 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AB	£760,000	30/06/2022	Flat
WINCHESTER COURT FLAT 63 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AE	£895,000	22/06/2022	Flat
WINCHESTER COURT FLAT 54 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AE	£641,000	31/03/2022	Flat
WINCHESTER COURT 4 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AB	£715,000	15/03/2022	Flat
GEORGE HOUSE, 61 PENTHOUSE FLAT KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BA	£1,900,000	21/02/2022	Flat
17 CHURCH CLOSE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4EZ	£1,250,000	18/02/2022	Flat
18 FLAT 3 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AA	£825,000	17/02/2022	Flat
MOUNT CARMEL CHAMBERS THE LODGE DUKES LANE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JW	£1,290,000	21/01/2022	Flat
14 CHURCH CLOSE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4EZ	£880,000	21/01/2022	Flat

Area average: £943,025 (20 sales)

Capital growth trend

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

5y growth 6.2%

10y growth -23.6%

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

1y (index) -8.5%

5y (index) -7.8%

10y (index) -14.5%

Rental Range

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

Low £3,237/mo

Realistic £3,597/mo

Optimistic £3,957/mo

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

LHA (30th percentile) floor for Central London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W8 4BE

Address

61-65 Kensington Church Street

Nearby

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

Type	Name	Distance
Shop	Kensington Lighting Co	0.0 miles
Shop	Sainsbury's Local	0.0 miles
Bus stop	York House Place / Kensington High Street	0.1 miles
Bus stop	Kensington Church Street / Holland Street	0.1 miles
Train station	High Street Kensington	0.3 miles
Train station	Notting Hill Gate	0.4 miles
University	Scale Space White City	1.5 miles
University	Kennet West Skills Centre	1.5 miles
Hospital	Bridge Lane Health Centre	2.4 miles
Hospital	The Portland Hospital	2.5 miles

Street-level crime

Category	Count
Anti-social behaviour	304
Violence and sexual offences	251
Other theft	191
Theft from the person	89
Shoplifting	85
Vehicle crime	83
Burglary	69
Criminal damage and arson	55
Public order	46
Drugs	30
Bicycle theft	20
Robbery	19
Other crime	11
Possession of weapons	2
Total incidents	1255

Within 1 mile during Mar 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
St Mary Abbots CofE Primary School	Primary	0.1 miles	Good — 8 Dec 2014
Ashbourne College	Other	0.2 miles	Outstanding — 31 Jan 2022
Fox Primary School	Primary	0.3 miles	Outstanding — 26 Nov 2023
Holland Park School	Secondary	0.3 miles	Inadequate — 16 Jun 2022
Thomas's Kensington	Other	0.4 miles	— (No rating)

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, Hornton St, W8	£3,295/mo	2	0.16 miles	OpenRent
2 Bed Flat, Iverna Court, W8	£3,500/mo	2	0.27 miles	OpenRent
2 Bed Flat, Prince Of Wales Terrace, W8	£3,750/mo	2	0.34 miles	OpenRent
2 Bed Flat, Pater Street, W8	£3,500/mo	2	0.41 miles	OpenRent

Average rent: £3,511/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.21%

Max investor price (0.8%) £437,500

Target investor price (1%) £350,000

Gross yield 2.5%

Cost-to-rent ratio 40.4×

Monthly cashflow £-3,550/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -8.7%

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).