# 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

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.

## 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)