Sold STC Flat

35C

RANDOLPH CRESCENT, LONDON, GREATER LONDON W9 1DP

3 beds 2 baths Listed 15 Apr 2025 (-424d)

£2,100,000

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# 3 bedroom apartment for sale (W9 1DP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35C, RANDOLPH CRESCENT, LONDON, GREATER LONDON W9 1DP |
| Price | £2,100,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | G |
| Last sold | £2,050,000 Jul 2025 |

## Description

A bright, grand, three bedroom, second floor apartment (with a lift) situated on one of the most sought-after roads in Little Venice. The triple aspect apartment forms part of an impressive converted Victorian house with use and views of the well-known and sought after Crescent Communal Gardens. The apartment offers a wealth of natural light and has been designed to create well-proportioned accommodation with three double bedrooms, two bathrooms, a spacious entrance hall, a large bright reception room and a kitchen / dining room. Randolph Crescent is located within walking distance of all the local amenities offered by this fashionable area including the boutiques, shops and cafes on Clifton Road, the famous Regents Canal and the Underground at Warwick Avenue (Bakerloo line 0.2 miles).

## Property Photos

- ![Picture No. 13](/listings/photos/160727519/463551) - Picture No. 13
- ![Picture No. 03](/listings/photos/160727519/463556) - Picture No. 03
- ![Picture No. 16](/listings/photos/160727519/463558) - Picture No. 16
- ![Picture No. 19](/listings/photos/160727519/463559) - Picture No. 19
- ![Picture No. 04](/listings/photos/160727519/463560) - Picture No. 04
- ![Picture No. 09](/listings/photos/160727519/463562) - Picture No. 09
- ![Picture No. 07](/listings/photos/160727519/463563) - Picture No. 07
- ![Picture No. 06](/listings/photos/160727519/463564) - Picture No. 06
- ![Picture No. 05](/listings/photos/160727519/463565) - Picture No. 05
- ![Picture No. 10](/listings/photos/160727519/463566) - Picture No. 10
- ![Picture No. 11](/listings/photos/160727519/463569) - Picture No. 11
- ![Picture No. 12](/listings/photos/160727519/463570) - Picture No. 12
- ![Picture No. 14](/listings/photos/160727519/463571) - Picture No. 14
- ![Picture No. 15](/listings/photos/160727519/463573) - Picture No. 15
- ![Picture No. 08](/listings/photos/160727519/463574) - Picture No. 08
- ![Picture No. 17](/listings/photos/160727519/463575) - Picture No. 17
- ![Picture No. 18](/listings/photos/160727519/463576) - Picture No. 18

## Floorplans

- ![Picture No. 02](/listings/photos/160727519/463579) - Picture No. 02

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/160727519/463581) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35C RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £2,050,000 | 01/07/2025 | Flat |
| 35C RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £1,667,000 | 29/06/2021 | Other |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53H CLIFTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AS | £987,500 | 10/12/2025 | Flat |
| 84A RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1BG | £740,000 | 05/12/2025 | Flat |
| 44 BASEMENT AND GROUND FLOOR FLAT CLIFTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AU | £2,385,000 | 28/11/2025 | Flat |
| 149 REAR SECOND FLOOR FLAT SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1ES | £620,000 | 28/11/2025 | Flat |
| 22 GARDEN FLAT CASTELLAIN ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EZ | £680,000 | 14/11/2025 | Flat |
| 9 FLAT 3 WARRINGTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QB | £1,100,000 | 05/11/2025 | Flat |
| 39B RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1BQ | £1,460,000 | 28/08/2025 | Flat |
| LANARK MANSIONS, 12 FLAT 7A LANARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DB | £500,000 | 26/08/2025 | Flat |
| [Same street] 3C RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £1,320,000 | 25/07/2025 | Flat |
| 75 FLAT 2 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £1,380,000 | 25/07/2025 | Flat |
| 85E WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £890,000 | 11/07/2025 | Flat |
| 41 FLAT 6 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EJ | £865,000 | 07/07/2025 | Flat |
| 84C RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1BG | £786,850 | 28/02/2025 | Flat |
| [Same street] 3F RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £2,100,000 | 06/02/2025 | Flat |
| 149 BASEMENT FLAT SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1ES | £1,625,000 | 22/08/2024 | Flat |
| [Same street] 21B RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £1,490,000 | 05/06/2024 | Flat |
| 8 FLAT 2 LANARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DA | £775,000 | 13/12/2023 | Flat |
| [Same street] 25 UPPER MAISONETTE RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £2,790,000 | 10/11/2023 | Flat |
| 1 FLAT 30 WARRINGTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QB | £1,030,000 | 01/11/2023 | Flat |
| 40 FLAT 3 CLIFTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AU | £800,000 | 31/10/2023 | Flat |
| 64 RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1BE | £2,750,000 | 23/10/2023 | Flat |
| 182 - 186 FLAT 6 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1HR | £1,270,000 | 19/10/2023 | Flat |
| 153 FLAT 2 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1ES | £1,425,000 | 18/10/2023 | Flat |
| [Same street] 15E RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £1,640,000 | 12/10/2023 | Flat |
| 24 FLAT F RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DR | £1,800,000 | 10/10/2023 | Flat |
| [Same street] 3B RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £1,550,000 | 30/06/2023 | Flat |
| [Same street] 19 BASEMENT RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £7,100,000 | 16/05/2023 | Flat |
| [Same street] 11D RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £1,410,000 | 26/10/2022 | Flat |
| [Same street] 15H RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £3,000,000 | 02/06/2022 | Other |
| [Same street] 11H RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £3,700,000 | 04/03/2022 | Other |
| [Same street] 1 FLAT B RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP | £1,250,000 | 30/06/2021 | Flat |

**Street average:** £2,486,364 (11 sales)
**Area average:** £1,193,468 (20 sales)

## Price vs local average

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

- **Local average:** £773,658 (106 Flat, W9, 2024–2026)
- **Deviation:** +171.4%

## Rental Range

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

- **Low:** £2,834/mo
- **Realistic:** £3,149/mo
- **Optimistic:** £3,464/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £673/mo

## 1% Rule

- **Rent ratio:** 0.15% (weak for cashflow)
- **Max investor price (0.8%):** £393,625
- **Target investor price (1%):** £314,900

*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:** -5.2%
- **10y growth:** -7.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -12%
- **5y growth (index):** -21.6%
- **10y growth (index):** -19.6%

## 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)

Picture No. 13 Picture No. 03 Picture No. 16 Picture No. 19 Picture No. 04 Picture No. 09 Picture No. 07 Picture No. 06 Picture No. 05 Picture No. 10 Picture No. 11 Picture No. 12 Picture No. 14 Picture No. 15 Picture No. 08 Picture No. 17 Picture No. 18

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Property details

Tenure

SHARE_OF_FREEHOLD

Council tax band

Last sold

£2,050,000 Jul 2025

Local average

£773,658 (+171.4%)

Deprivation

Decile 8 (26,415 of 33,755)

Street crime

1746 incidents within 1 mile (Apr 2026)

Key features

Primary Bedroom with En-Suite
Two Further Double Bedrooms
Kitchen/Breakfast Room
Family Bathroom
Open Plan Dining Room/Reception Room
Access to Crescent Communal Gardens
Share Of Freehold

Description

Listed by

Maida Vale

Winkworth

Reference: 160727519

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 02

EPC Graphs

EPC Rating Graph

Price history

23% since 2021

Event	Date	Price	% change
Sold	01/07/2025 (11 months ago)	£2,050,000	+23%
Sold	29/06/2021 (4 years ago)	£1,667,000	—

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
53H CLIFTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AS	£987,500	10/12/2025	Flat
84A RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1BG	£740,000	05/12/2025	Flat
44 BASEMENT AND GROUND FLOOR FLAT CLIFTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AU	£2,385,000	28/11/2025	Flat
149 REAR SECOND FLOOR FLAT SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1ES	£620,000	28/11/2025	Flat
22 GARDEN FLAT CASTELLAIN ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EZ	£680,000	14/11/2025	Flat
9 FLAT 3 WARRINGTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QB	£1,100,000	05/11/2025	Flat
39B RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1BQ	£1,460,000	28/08/2025	Flat
LANARK MANSIONS, 12 FLAT 7A LANARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DB	£500,000	26/08/2025	Flat
Same street 3C RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£1,320,000	25/07/2025	Flat
75 FLAT 2 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH	£1,380,000	25/07/2025	Flat
85E WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH	£890,000	11/07/2025	Flat
41 FLAT 6 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EJ	£865,000	07/07/2025	Flat
84C RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1BG	£786,850	28/02/2025	Flat
Same street 3F RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£2,100,000	06/02/2025	Flat
149 BASEMENT FLAT SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1ES	£1,625,000	22/08/2024	Flat
Same street 21B RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£1,490,000	05/06/2024	Flat
8 FLAT 2 LANARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DA	£775,000	13/12/2023	Flat
Same street 25 UPPER MAISONETTE RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£2,790,000	10/11/2023	Flat
1 FLAT 30 WARRINGTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 2QB	£1,030,000	01/11/2023	Flat
40 FLAT 3 CLIFTON GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1AU	£800,000	31/10/2023	Flat
64 RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1BE	£2,750,000	23/10/2023	Flat
182 - 186 FLAT 6 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1HR	£1,270,000	19/10/2023	Flat
153 FLAT 2 SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1ES	£1,425,000	18/10/2023	Flat
Same street 15E RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£1,640,000	12/10/2023	Flat
24 FLAT F RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DR	£1,800,000	10/10/2023	Flat
Same street 3B RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£1,550,000	30/06/2023	Flat
Same street 19 BASEMENT RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£7,100,000	16/05/2023	Flat
Same street 11D RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£1,410,000	26/10/2022	Flat
Same street 15H RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£3,000,000	02/06/2022	Other
Same street 11H RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£3,700,000	04/03/2022	Other
Same street 1 FLAT B RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP	£1,250,000	30/06/2021	Flat

Street average: £2,486,364 (11 sales)

Area average: £1,193,468 (20 sales)

Capital growth trend

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

5y growth -5.2%

10y growth -7.1%

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

1y (index) -12%

5y (index) -21.6%

10y (index) -19.6%

Rental Range

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

Low £2,834/mo

Realistic £3,149/mo

Optimistic £3,464/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Lincoln: £673/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W9 1DP

Nearby

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

Type	Name	Distance
Shop	Formosa Flowers & Chocolaterie	0.1 miles
Shop	Real Drinks	0.1 miles
Bus stop	Warwick Avenue Station	0.1 miles
Train station	Warwick Avenue	0.2 miles
Train station	Maida Vale	0.3 miles
University	Kennet West Skills Centre	0.8 miles
University	LBS Behaviour Lab	1.0 miles
Hospital	The Portland Hospital	1.7 miles
Hospital	Sleep & Health Clinic	1.8 miles

Street-level crime

Category	Count
Anti-social behaviour	426
Violence and sexual offences	360
Shoplifting	182
Other theft	159
Theft from the person	114
Burglary	98
Public order	89
Drugs	79
Vehicle crime	72
Criminal damage and arson	68
Robbery	39
Bicycle theft	34
Possession of weapons	18
Other crime	8
Total incidents	1746

Within 1 mile during Apr 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 Joseph's RC Primary School	Primary	0.1 miles	Outstanding — 14 May 2024
St Saviour's CofE Primary School	Primary	0.2 miles	Good — 14 Dec 2023
St Mary Magdalene CofE Primary School	Primary	0.4 miles	Good — 12 Nov 2012
L'Ecole Bilingue Elementaire	Other	0.4 miles	Outstanding — 24 Mar 2019
Paddington Academy	Secondary	0.4 miles	Outstanding — 8 May 2023

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.15%

Max investor price (0.8%) £393,625

Target investor price (1%) £314,900

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).