For sale Terraced

FLAT 5

132 LEXHAM GARDENS, LONDON, GREATER LONDON W8 6JE

2 beds 2 baths Listed 13 Mar 2026 (-221d)

£990,000

Reduced on 15 May 2026

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# 2 bedroom terraced house for sale (W8 6JE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, 132 LEXHAM GARDENS, LONDON, GREATER LONDON W8 6JE |
| Price | £990,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | F |
| Last sold | £1,375,000 Jun 2018 |

## Description

Lexham Gardens is located south of Kensington

High Street and therefore benefits from the excellent shopping and transport facilities in the area. Holland Park and Kensington Gardens are also nearby.

## Property Photos

- ![Picture No. 26](/listings/photos/173247626/1187092) - Picture No. 26
- ![Picture No. 27](/listings/photos/173247626/1187093) - Picture No. 27
- ![Picture No. 31](/listings/photos/173247626/1187096) - Picture No. 31
- ![Picture No. 28](/listings/photos/173247626/1187098) - Picture No. 28
- ![Picture No. 32](/listings/photos/173247626/1187100) - Picture No. 32
- ![Picture No. 30](/listings/photos/173247626/1187101) - Picture No. 30
- ![Picture No. 29](/listings/photos/173247626/1187104) - Picture No. 29

## Floorplans

- ![Floorplan](/listings/photos/173247626/1187105) - Floorplan

## EPC Graphs

- ![Picture No. 33](/listings/photos/173247626/1187108) - Picture No. 33

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 132 FLAT 5 LEXHAM GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JE | £1,375,000 | 19/06/2018 | 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 |
|---------|-------|------|------|
| 9 ALMA TERRACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QY | £6,000,000 | 02/09/2025 | Terraced |
| 87 EARLS COURT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6EF | £2,927,166 | 24/03/2025 | Terraced |
| 3 INKERMAN TERRACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QX | £6,250,000 | 27/09/2023 | Terraced |
| 99 FLAT 3 EARLS COURT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QH | £650,000 | 28/07/2023 | Terraced |
| 99 FLAT 3 EARLS COURT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QH | £800,000 | 28/07/2023 | Terraced |
| 6 RADLEY MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JP | £3,250,000 | 06/03/2023 | Terraced |
| 25 RADLEY MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JP | £1,320,000 | 09/01/2023 | Terraced |
| 58 STRATFORD ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QA | £6,198,000 | 08/12/2022 | Terraced |
| 19A LEXHAM MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JW | £2,300,000 | 09/11/2022 | Terraced |
| 19 STRATFORD ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6RB | £5,690,000 | 28/10/2022 | Terraced |
| 30 STRATFORD ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QD | £2,385,000 | 28/07/2022 | Terraced |
| 55 SCARSDALE VILLAS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6PU | £6,150,000 | 22/04/2022 | Terraced |
| [Same street] 118 APARTMENT 4 LEXHAM GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JE | £950,000 | 14/04/2022 | Flat |
| [Same street] 118 APARTMENT 1 LEXHAM GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JE | £1,425,000 | 14/04/2022 | Flat |
| 3 RADLEY MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JP | £1,750,000 | 25/03/2022 | Terraced |
| 58 STRATFORD ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QA | £3,485,000 | 22/03/2022 | Terraced |
| 72 ABINGDON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QT | £4,650,000 | 04/03/2022 | Terraced |
| 16 LEXHAM MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JW | £3,000,000 | 19/11/2021 | Terraced |

**Street average:** £1,187,500 (2 sales)
**Area average:** £3,550,323 (16 sales)

## Price vs local average

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

- **Local average:** £4,333,012 (14 Terraced, W8, 2024–2026)
- **Deviation:** -77.2%

## Rental Range

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

- **Low:** £3,321/mo
- **Realistic:** £3,690/mo
- **Optimistic:** £4,059/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, Cromwell Road, SW5 | £3,358/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Pembroke Road, W8 | £3,150/mo | 2 | 0.11 miles | OpenRent |
| 2 Bed Flat, Longridge Road, SW5 | £3,500/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Lexham House, W8 | £2,800/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, West Cromwell Road, SW5 | £5,000/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, West Cromwell Road, SW5 | £9,600/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Nevern Place, SW5 | £3,098/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Adam & Eve Mews, W8 | £3,750/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Huntsmore House, W8 | £3,250/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Kensington High St, W8 | £5,500/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Nevern Square, SW5 | £3,099/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Philbeach Gardens, SW5 | £2,730/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Point West, SW7 | £3,900/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Warren House, W14 | £3,259/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Eardley Crescent, SW5 | £3,250/mo | 2 | 0.43 miles | OpenRent |

**Average rent: £3,950/mo (15 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £407,375
- **Target investor price (1%):** £325,900

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £3,259/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25.3×
- **Monthly cashflow:** £-991/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.1%

*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:** 4.9%
- **10y growth:** -4.3%

## House Price Index (HM Land Registry)

*Official index for Kensington and Chelsea; Terraced series; as of July 2026.*

- **1y growth (index):** -8.9%
- **5y growth (index):** -5.2%
- **10y growth (index):** 6.8%

## 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. 26 Picture No. 27 Picture No. 31 Picture No. 28 Picture No. 32 Picture No. 30 Picture No. 29

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Property details

Tenure

SHARE_OF_FREEHOLD

Council tax band

Last sold

£1,375,000 Jun 2018

Local average

£4,333,012 (-77.2%)

Deprivation

Decile 8 (26,149 of 33,755)

Street crime

1241 incidents within 1 mile (Aug 2026)

Description

Occupying approximately 745 sqft, this lovely light apartment is situated on the third floor (with lift) of an attractive stucco fronted, period building in Kensington. The property is presented in very good order with neutral decoration throughout. The accommodation comprises of a spacious, south facing reception room with semi open-plan kitchen, two well-proportioned double bedrooms with fitted wardrobes and two bathrooms one of which is en-suite.

Lexham Gardens is located south of Kensington
High Street and therefore benefits from the excellent shopping and transport facilities in the area. Holland Park and Kensington Gardens are also nearby.

Listed by

Kensington

BNP Paribas - Strutt & Parker

Reference: 173247626

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

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

Plot: ~194 m² (0.05 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan

EPC Graphs

Picture No. 33

Price history

Event	Date	Price	% change
Listed for sale	—	£990,000	-28%
Sold	19/06/2018 (8 years ago)	£1,375,000	—

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
9 ALMA TERRACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QY	£6,000,000	02/09/2025	Terraced
87 EARLS COURT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6EF	£2,927,166	24/03/2025	Terraced
3 INKERMAN TERRACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QX	£6,250,000	27/09/2023	Terraced
99 FLAT 3 EARLS COURT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QH	£650,000	28/07/2023	Terraced
99 FLAT 3 EARLS COURT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QH	£800,000	28/07/2023	Terraced
6 RADLEY MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JP	£3,250,000	06/03/2023	Terraced
25 RADLEY MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JP	£1,320,000	09/01/2023	Terraced
58 STRATFORD ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QA	£6,198,000	08/12/2022	Terraced
19A LEXHAM MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JW	£2,300,000	09/11/2022	Terraced
19 STRATFORD ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6RB	£5,690,000	28/10/2022	Terraced
30 STRATFORD ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QD	£2,385,000	28/07/2022	Terraced
55 SCARSDALE VILLAS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6PU	£6,150,000	22/04/2022	Terraced
Same street 118 APARTMENT 4 LEXHAM GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JE	£950,000	14/04/2022	Flat
Same street 118 APARTMENT 1 LEXHAM GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JE	£1,425,000	14/04/2022	Flat
3 RADLEY MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JP	£1,750,000	25/03/2022	Terraced
58 STRATFORD ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QA	£3,485,000	22/03/2022	Terraced
72 ABINGDON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6QT	£4,650,000	04/03/2022	Terraced
16 LEXHAM MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 6JW	£3,000,000	19/11/2021	Terraced

Street average: £1,187,500 (2 sales)

Area average: £3,550,323 (16 sales)

Capital growth trend

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

5y growth 4.9%

10y growth -4.3%

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

1y (index) -8.9%

5y (index) -5.2%

10y (index) 6.8%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 132 LEXHAM GARDENS LIMITED (07026202)

Rental Range

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

Low £3,321/mo

Realistic £3,690/mo

Optimistic £4,059/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 6JE

Nearby

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

Type	Name	Distance
Bus stop	Cromwell Road	0.1 miles
Bus stop	Earls Court Road	0.1 miles
Shop	Wicklewood Blithfield	0.1 miles
Shop	S Local Store	0.1 miles
Train station	Earl's Court	0.3 miles
Train station	High Street Kensington	0.3 miles
University	BIMM Institute London	1.1 miles
University	National Heart and Lung Institute	1.2 miles
Hospital	Bridge Lane Health Centre	2.0 miles
Hospital	The Portland Hospital	2.9 miles

Street-level crime

Category	Count
Anti-social behaviour	249
Violence and sexual offences	242
Shoplifting	158
Other theft	147
Vehicle crime	87
Public order	81
Burglary	66
Drugs	60
Theft from the person	58
Bicycle theft	35
Robbery	30
Other crime	17
Possession of weapons	9
Criminal damage and arson	2
Total incidents	1241

Within 1 mile during Aug 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 Barnabas and St Philip's CofE Primary School	Primary	0.2 miles	Good — 11 Jun 2024
Thomas's Kensington	Other	0.4 miles	— (No rating)
Collingham	Other	0.4 miles	— (No rating)
St Cuthbert with St Matthias CofE Primary School	Primary	0.4 miles	Good — 24 Nov 2016
St Mary Abbots CofE Primary School	Primary	0.5 miles	Good — 8 Dec 2014

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, Cromwell Road, SW5	£3,358/mo	2	0.09 miles	OpenRent
2 Bed Flat, Pembroke Road, W8	£3,150/mo	2	0.11 miles	OpenRent
2 Bed Flat, Longridge Road, SW5	£3,500/mo	2	0.16 miles	OpenRent
2 Bed Flat, Lexham House, W8	£2,800/mo	2	0.16 miles	OpenRent
2 Bed Flat, West Cromwell Road, SW5	£5,000/mo	2	0.16 miles	OpenRent
2 Bed Flat, West Cromwell Road, SW5	£9,600/mo	2	0.17 miles	OpenRent
2 Bed Flat, Nevern Place, SW5	£3,098/mo	2	0.17 miles	OpenRent
2 Bed Flat, Adam & Eve Mews, W8	£3,750/mo	2	0.22 miles	OpenRent
2 Bed Flat, Huntsmore House, W8	£3,250/mo	2	0.25 miles	OpenRent
2 Bed Flat, Kensington High St, W8	£5,500/mo	2	0.27 miles	OpenRent
2 Bed Flat, Nevern Square, SW5	£3,099/mo	2	0.32 miles	OpenRent
2 Bed Flat, Philbeach Gardens, SW5	£2,730/mo	2	0.32 miles	OpenRent
2 Bed Flat, Point West, SW7	£3,900/mo	2	0.34 miles	OpenRent
2 Bed Flat, Warren House, W14	£3,259/mo	2	0.35 miles	OpenRent
2 Bed Flat, Eardley Crescent, SW5	£3,250/mo	2	0.43 miles	OpenRent

Average rent: £3,950/mo (15 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 2.3% gross yield avg £1,187,500 sale, £2,275/mo rent

Rent ratio 0.33%

Max investor price (0.8%) £407,375

Target investor price (1%) £325,900

Gross yield 4%

Cost-to-rent ratio 25.3×

Monthly cashflow £-991/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.1%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).