# 3 bedroom apartment for sale (W11 1HT)

## Property Details

| Key | Value |
|-----|-------|
| Address | LOWER MAISONETTE, 54 LEAMINGTON ROAD VILLAS, LONDON, GREATER LONDON W11 1HT |
| Price | £3,500,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Council tax | H |
| Last sold | £2,210,000 Dec 2016 |

## Description

Occupying the lower and ground floors of a handsome Victorian villa, this three-bedroom apartment was once a 19th-century vicarage, offering expansive floor space, soaring ceiling heights and period character rarely found elsewhere. The home sits in the Aldridge Road and Westbourne Conservation Area, a collection of elegant nineteenth-century streets developed during the westward expansion of London’s underground network. Many of the original façades remain intact, lending the area its distinctive stucco-fronted villas and leafy pavements.

The ground floor centres around a large reception and dining room, anchored by a period fireplace and a beautiful bay window that floods the space with light. Original shutters frame the tall sash windows, and wooden floors run throughout, enhancing the sense of warmth and continuity. The room flows naturally into a well-designed family kitchen fitted with an Aga cooker and a generous island that doubles as a breakfast table. The layout encourages conversation while cooking, and doors open directly onto the surrounding patio, perfect for entertaining on warmer days. A library and a guest bedroom can also be found on this level, creating flexible space for work or guests. A study and a guest powder room complete this floor.

On the lower ground floor, the principal bedroom suite has a large walk-in wardrobe and an elegant ensuite bathroom with a freestanding bath. A second bedroom also enjoys its own ensuite, while the third bedroom has an adjoining study. A further powder room completes this floor. There are also two very large walk-in storage areas outside, one of which could easily be converted into a sauna or children’s playroom.

An indoor–outdoor gym sits just off the patio, providing a unique space for year-round fitness and wellbeing. The apartment is surrounded by a private patio garden, creating a sense of seclusion and calm rarely found so close to central London. It provides the ideal setting for summer barbecues or quiet morning coffee.

Leamington Road Villas is among Notting Hill’s most desirable addresses, within easy reach of Westbourne Grove, Golborne Road and the world-famous Portobello Market. Hyde Park and Holland Park are both within walking distance, while transport links are excellent. Westbourne Park station, served by the Hammersmith & City and Circle lines, is just four minutes away, and Notting Hill Gate for the Central line can be reached in around twenty minutes.

## Property Photos

- ![Photo](/listings/photos/174947141/1222902)
- ![Photo](/listings/photos/174947141/1222905)
- ![Photo](/listings/photos/174947141/1222912)
- ![Photo](/listings/photos/174947141/1222913)
- ![Photo](/listings/photos/174947141/1222916)
- ![Photo](/listings/photos/174947141/1222918)
- ![Photo](/listings/photos/174947141/1222919)
- ![Photo](/listings/photos/174947141/1222921)
- ![Photo](/listings/photos/174947141/1222923)
- ![Photo](/listings/photos/174947141/1222924)

## Floorplans

- ![Floorplan 1](/listings/photos/174947141/1222927) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/174947141/1222930) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 54 LOWER MAISONETTE LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £2,210,000 | 22/12/2016 | 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 |
|---------|-------|------|------|
| 11 FLAT 5 ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL | £500,000 | 11/12/2025 | Flat |
| 160 FLAT G WESTBOURNE PARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BT | £490,000 | 21/11/2025 | Flat |
| 160 FLAT G WESTBOURNE PARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BT | £490,000 | 21/11/2025 | Flat |
| [Same street] 41 SECOND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £607,500 | 24/10/2025 | Flat |
| [Same street] 52 FLAT 1 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £2,925,000 | 18/09/2025 | Flat |
| 12 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS | £3,800,000 | 14/08/2025 | Flat |
| [Same street] 52 SECOND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £626,000 | 04/08/2025 | Flat |
| 40 FLAT E ST LUKES ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 1DH | £325,000 | 20/03/2025 | Flat |
| 7 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS | £762,500 | 31/01/2025 | Flat |
| 41 FLAT 1 ALL SAINTS ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 1HE | £1,000,000 | 19/12/2023 | Flat |
| 20 GROUND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS | £716,000 | 08/08/2023 | Flat |
| 60 FIRST FLOOR FLAT TAVISTOCK ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 1AW | £1,020,000 | 03/08/2023 | Flat |
| 19A ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BN | £315,000 | 27/07/2023 | Flat |
| 3 BASEMENT FLAT ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL | £1,395,000 | 30/06/2023 | Flat |
| [Same street] 35 BASEMENT FRONT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £575,000 | 26/05/2023 | Flat |
| [Same street] 31 GROUND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £650,000 | 19/05/2023 | Flat |
| 3 TOP FLOOR FLAT ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL | £535,000 | 19/12/2022 | Flat |
| [Same street] 49 FLAT 4 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £635,000 | 14/12/2022 | Flat |
| 13 FLAT 4 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS | £900,000 | 30/11/2022 | Flat |
| [Same street] 43 FLAT 1 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £805,000 | 22/11/2022 | Flat |
| [Same street] 49 FLAT 2 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £695,000 | 04/11/2022 | Flat |
| 11 FLAT 6 ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL | £615,000 | 02/11/2022 | Flat |
| 41 FLAT 2 ST LUKES ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1DD | £745,000 | 31/10/2022 | Flat |
| ALDRIDGE ROAD COURT 10 ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BS | £616,000 | 23/08/2022 | Flat |
| 20 BASEMENT FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS | £1,800,000 | 19/08/2022 | Flat |
| 176 FLAT 3 WESTBOURNE PARK ROAD, WESTBOURNE PARK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BT | £750,000 | 04/08/2022 | Flat |
| 144 GREAT WESTERN ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1AF | £490,000 | 18/07/2022 | Flat |
| 3 BASEMENT FLAT ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL | £900,000 | 14/07/2022 | Flat |
| [Same street] 44 FLAT A LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £1,795,000 | 04/02/2022 | Flat |
| [Same street] 35 GROUND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £925,000 | 19/10/2021 | Flat |
| [Same street] 47 GROUND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £785,000 | 16/08/2021 | Flat |

**Street average:** £1,002,136 (11 sales)
**Area average:** £908,225 (20 sales)

## Price vs local average

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

- **Local average:** £1,343,740 (64 Flat, W11, 2024–2026)
- **Deviation:** +160.5%

## Rental Range

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

- **Low:** £2,851/mo
- **Realistic:** £3,168/mo
- **Optimistic:** £3,485/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.09% (weak for cashflow)
- **Max investor price (0.8%):** £396,000
- **Target investor price (1%):** £316,800

*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.*

- **10y growth:** -16.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -20.1%
- **5y growth (index):** -23.5%
- **10y growth (index):** -22%

## 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)