For sale Flat

FLAT B

16 SUTHERLAND AVENUE, LONDON, GREATER LONDON W9 2HQ

1 beds 1 baths Listed 11 May 2026 (-123d)

£599,000

Save

# 1 bedroom flat for sale (W9 2HQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT B, 16 SUTHERLAND AVENUE, LONDON, GREATER LONDON W9 2HQ |
| Price | £599,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £420,000 Dec 2024 |

## Description

An exceptionally stylish one bedroom flat on the raised ground floor situated within a period stucco terrace on Sutherland Avenue.  The accommodation comprises a a spacious 20'2"ft open plan reception and kitchen with a a feature fireplace ,high ceilings and virtually floor to ceiling windows.  The double bedroom to the rear of the building has built in wardrobes, and looks over an un-demised terrace, as well a sophisticated and very on trend bathroom accessed from the hallway.  The property is ideally situated between Warwick Avenue tube and access to the Harrow road with close transport links to Paddington minutes away, as well as the picturesque canals of Little Venice with its bars and restaurants.

## Property Photos

- ![image00001.jpeg](/listings/photos/88288077/2275060) - image00001.jpeg
- ![image00002.jpeg](/listings/photos/88288077/2275063) - image00002.jpeg
- ![image00004.jpeg](/listings/photos/88288077/2275065) - image00004.jpeg
- ![image00003.jpeg](/listings/photos/88288077/2275067) - image00003.jpeg
- ![image00009.jpeg](/listings/photos/88288077/2275069) - image00009.jpeg
- ![image00007.jpeg](/listings/photos/88288077/2275071) - image00007.jpeg
- ![image00005.jpeg](/listings/photos/88288077/2275073) - image00005.jpeg
- ![image00008.jpeg](/listings/photos/88288077/2275074) - image00008.jpeg
- ![image00013.jpeg](/listings/photos/88288077/2275076) - image00013.jpeg
- ![image00012.jpeg](/listings/photos/88288077/2275078) - image00012.jpeg

## Floorplans

- ![Sutherland Avenue, London, W9-5.jpg](/listings/photos/88288077/2275080) - Sutherland Avenue, London, W9-5.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 FLAT B SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £420,000 | 13/12/2024 | Flat |
| 16 FLAT B SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £115,000 | 30/04/1999 | 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 |
|---------|-------|------|------|
| 12D GOLDNEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2AX | £495,000 | 14/01/2026 | Flat |
| 29 FLAT 7 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HE | £410,000 | 31/03/2025 | Flat |
| 29 FLAT 4 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HE | £370,000 | 04/02/2025 | Flat |
| 17 FLAT 8 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HE | £417,500 | 31/10/2024 | Flat |
| 62 FLAT 2 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QU | £540,000 | 15/12/2023 | Flat |
| 31B MARYLANDS ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2DU | £510,000 | 15/12/2023 | Flat |
| 30A MARYLANDS ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2DX | £1,050,000 | 02/11/2023 | Flat |
| 62 FLAT 5 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QU | £765,000 | 27/10/2023 | Flat |
| HUNTER LODGE FLAT 16 ADMIRAL WALK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3TQ | £525,000 | 25/09/2023 | Flat |
| 72B AMBERLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2JL | £385,000 | 01/09/2023 | Flat |
| FLAT B, 68 AMBERLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2JL | £740,000 | 17/08/2023 | Flat |
| HARVEY LODGE FLAT 17 ADMIRAL WALK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3TH | £425,000 | 23/05/2023 | Flat |
| 48 FLAT 3 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QU | £750,000 | 17/05/2023 | Flat |
| 57K SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HF | £460,000 | 20/03/2023 | Flat |
| 15 FLAT A SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HE | £985,000 | 02/02/2023 | Flat |
| 67 FIRST AND SECOND FLOOR FLAT AMBERLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2JL | £1,010,000 | 21/12/2022 | Flat |
| [Same street] 28 FLAT 5 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £415,000 | 08/12/2022 | Flat |
| 324 FLAT 1 HARROW ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HJ | £450,000 | 02/12/2022 | Flat |
| SWALLOW COURT FLAT 19 ADMIRAL WALK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3TX | £490,000 | 24/11/2022 | Flat |
| 28 FLAT 1 MARYLANDS ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2DX | £605,000 | 24/11/2022 | Flat |
| FLOREY LODGE FLAT 7 ADMIRAL WALK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3TF | £475,000 | 18/11/2022 | Flat |
| [Same street] 40A SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £835,000 | 09/09/2022 | Flat |
| [Same street] 38 FLAT C SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £860,000 | 31/03/2022 | Flat |
| [Same street] 16 FLAT F SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £475,000 | 17/01/2022 | Flat |
| [Same street] 22 SECOND FLOOR FLAT SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £490,000 | 17/12/2021 | Flat |
| [Same street] FLAT B, 38 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £990,000 | 29/11/2021 | Flat |
| [Same street] 46 FLAT 3 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ | £990,000 | 30/09/2021 | Flat |

**Street average:** £722,143 (7 sales)
**Area average:** £592,875 (20 sales)

## Price vs local average

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

- **Local average:** £761,362 (125 Flat, W9, 2024–2026)
- **Deviation:** -21.3%

## Rental Range

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

- **Low:** £2,861/mo
- **Realistic:** £3,179/mo
- **Optimistic:** £3,497/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £494/mo

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £397,375
- **Target investor price (1%):** £317,900

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 0.1%
- **10y growth:** -4.8%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -25.7%
- **5y growth (index):** -12.8%
- **10y growth (index):** -22.5%

## 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)

image00001.jpeg image00002.jpeg image00004.jpeg image00003.jpeg image00009.jpeg image00007.jpeg image00005.jpeg image00008.jpeg image00013.jpeg image00012.jpeg

/ 10

Property details

Tenure

SHARE_OF_FREEHOLD

Council tax band

Last sold

£420,000 Dec 2024

Local average

£761,362 (-21.3%)

Deprivation

Decile 3 (6,990 of 33,755)

Street crime

1975 incidents within 1 mile (Jul 2026)

Key features

Stylish one bedroom flat raised ground floor in period building
High ceilings and feature fireplace
Modernised to exceptionally high standard
Immaculate detailing throughout.
Close to transport links of Paddington and Warwick Avenue tube

Description

An exceptionally stylish one bedroom flat on the raised ground floor situated within a period stucco terrace on Sutherland Avenue. The accommodation comprises a a spacious 20'2"ft open plan reception and kitchen with a a feature fireplace ,high ceilings and virtually floor to ceiling windows. The double bedroom to the rear of the building has built in wardrobes, and looks over an un-demised terrace, as well a sophisticated and very on trend bathroom accessed from the hallway. The property is ideally situated between Warwick Avenue tube and access to the Harrow road with close transport links to Paddington minutes away, as well as the picturesque canals of Little Venice with its bars and restaurants.

Listed by

London

Formosa Estate Agents Ltd

Reference: 88288077

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~182 m² (0.04 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Sutherland Avenue, London, W9-5.jpg

Price history

265% since 1999

Event	Date	Price	% change
Listed for sale	—	£599,000	+42.6%
Sold	13/12/2024 (1 year ago)	£420,000	+265.2%
Sold	30/04/1999 (27 years ago)	£115,000	—

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
12D GOLDNEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2AX	£495,000	14/01/2026	Flat
29 FLAT 7 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HE	£410,000	31/03/2025	Flat
29 FLAT 4 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HE	£370,000	04/02/2025	Flat
17 FLAT 8 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HE	£417,500	31/10/2024	Flat
62 FLAT 2 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QU	£540,000	15/12/2023	Flat
31B MARYLANDS ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2DU	£510,000	15/12/2023	Flat
30A MARYLANDS ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2DX	£1,050,000	02/11/2023	Flat
62 FLAT 5 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QU	£765,000	27/10/2023	Flat
HUNTER LODGE FLAT 16 ADMIRAL WALK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3TQ	£525,000	25/09/2023	Flat
72B AMBERLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2JL	£385,000	01/09/2023	Flat
FLAT B, 68 AMBERLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2JL	£740,000	17/08/2023	Flat
HARVEY LODGE FLAT 17 ADMIRAL WALK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3TH	£425,000	23/05/2023	Flat
48 FLAT 3 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QU	£750,000	17/05/2023	Flat
57K SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HF	£460,000	20/03/2023	Flat
15 FLAT A SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HE	£985,000	02/02/2023	Flat
67 FIRST AND SECOND FLOOR FLAT AMBERLEY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2JL	£1,010,000	21/12/2022	Flat
Same street 28 FLAT 5 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ	£415,000	08/12/2022	Flat
324 FLAT 1 HARROW ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HJ	£450,000	02/12/2022	Flat
SWALLOW COURT FLAT 19 ADMIRAL WALK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3TX	£490,000	24/11/2022	Flat
28 FLAT 1 MARYLANDS ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2DX	£605,000	24/11/2022	Flat
FLOREY LODGE FLAT 7 ADMIRAL WALK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 3TF	£475,000	18/11/2022	Flat
Same street 40A SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ	£835,000	09/09/2022	Flat
Same street 38 FLAT C SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ	£860,000	31/03/2022	Flat
Same street 16 FLAT F SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ	£475,000	17/01/2022	Flat
Same street 22 SECOND FLOOR FLAT SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ	£490,000	17/12/2021	Flat
Same street FLAT B, 38 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ	£990,000	29/11/2021	Flat
Same street 46 FLAT 3 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2HQ	£990,000	30/09/2021	Flat

Street average: £722,143 (7 sales)

Area average: £592,875 (20 sales)

Capital growth trend

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

5y growth 0.1%

10y growth -4.8%

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

1y (index) -25.7%

5y (index) -12.8%

10y (index) -22.5%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 16 SUTHERLAND AVENUE LIMITED (06207885)

Rental Range

Estimated market rent for Westminster. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,861/mo

Realistic £3,179/mo

Optimistic £3,497/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Lincoln: £494/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W9 2HQ

Nearby

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

Type	Name	Distance
Shop	Gents Grooming	0.0 miles
Shop	West 9 Bikes	0.0 miles
Bus stop	Sutherland Avenue	0.1 miles
Train station	Westbourne Park	0.4 miles
University	Kennet West Skills Centre	0.4 miles
Train station	Royal Oak	0.4 miles
University	Scale Space White City	1.4 miles
Hospital	The Portland Hospital	2.2 miles
Hospital	Sleep & Health Clinic	2.3 miles

Street-level crime

Category	Count
Anti-social behaviour	571
Violence and sexual offences	443
Other theft	227
Shoplifting	138
Public order	117
Burglary	111
Vehicle crime	104
Theft from the person	92
Drugs	58
Robbery	47
Bicycle theft	30
Possession of weapons	16
Other crime	15
Criminal damage and arson	6
Total incidents	1975

Within 1 mile during Jul 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
Ark Atwood Primary Academy	Primary	0.1 miles	Outstanding — 9 Sep 2024
St Peter's CofE School	Primary	0.1 miles	Outstanding — 26 Jul 2023
Paddington Academy	Secondary	0.2 miles	Outstanding — 8 May 2023
Our Lady of Dolours Catholic Primary	Primary	0.2 miles	Good — 29 Jun 2023
St Mary Magdalene CofE Primary School	Primary	0.2 miles	Good — 12 Nov 2012

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.53%

Max investor price (0.8%) £397,375

Target investor price (1%) £317,900

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).

Download brochure