Let Flat

SECOND FLOOR FLAT

52 LEAMINGTON ROAD VILLAS, LONDON, GREATER LONDON W11 1HT

2 beds 1 baths 517 sq ft Listed 2 Aug 2025 (-365d)

£2,999 pcm

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# 2 bedroom flat for rent (W11 1HT)

## Property Details

| Key | Value |
|-----|-------|
| Address | SECOND FLOOR FLAT, 52 LEAMINGTON ROAD VILLAS, LONDON, GREATER LONDON W11 1HT |
| Price | £2,999 pcm |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 48 m² |
| Last sold | £626,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 04/09/2033
- **Est. upgrade cost to C:** £13,900

### Recommendations
- Q (£4,000 - £14,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1737-3921-1200-0465-9206)

## Description

Leamington Road Villas is just 0.3 miles from Westbourne Park station (Circle and Hammersmith & City lines) and within 15 minutes of Notting Hill Gate station (Central, Circle and District lines). Residents can enjoy immediate access to the cafés, markets and boutiques of Portobello Road, Golborne Road and Ledbury Road.

**Security Deposit:** £3,460

**Council Tax Band:** E

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/165275441/1222826)
- ![Photo](/listings/photos/165275441/1222827)
- ![Photo](/listings/photos/165275441/1222828)
- ![Photo](/listings/photos/165275441/1222829)
- ![Photo](/listings/photos/165275441/1222830)
- ![Photo](/listings/photos/165275441/1222831)
- ![Photo](/listings/photos/165275441/1222832)
- ![Photo](/listings/photos/165275441/1222833)

## Floorplans

- ![Floorplan 1](/listings/photos/165275441/1222834) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/165275441/1222835) - EPC 1

## 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):** £972/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, Woodfield Road, W9 | £2,650/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Elgin Crescent, W11 | £3,467/mo | 2 | 0.38 miles | OpenRent |

**Average rent: £3,059/mo (2 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £3,059/mo).*

- **Gross yield:** 1224%
- **Monthly cashflow:** £2,716/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3747.9%

*Gross yield = annual rent as % of price (no costs). 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).*

## Price per Square Metre

- **£/m²:** £62/m²

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

48 m²

EPC rating

Year built

England and Wales: 1900-1929

Deprivation

Decile 4 (12,896 of 33,755)

Street crime

1730 incidents within 1 mile (May 2026)

Key features

Two Double Bedrooms
Second Floor
Charming Victorian Conversion
Open Plan Kitchen
Tiled Family Bathroom
Gas Central Heating

Description

Positioned on the second floor of an elegant period terrace in the heart of Notting Hill, this beautifully presented two-bedroom apartment is set on the sought-after Leamington Road Villas a peaceful, tree-lined street just moments from Portobello Road and Westbourne Grove.

Leamington Road Villas is just 0.3 miles from Westbourne Park station (Circle and Hammersmith & City lines) and within 15 minutes of Notting Hill Gate station (Central, Circle and District lines). Residents can enjoy immediate access to the cafés, markets and boutiques of Portobello Road, Golborne Road and Ledbury Road.

Security Deposit: £3,460
Council Tax Band: E

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

North Kensington

Dexters

Reference: 165275441

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 05/09/2023

Expiry date: 04/09/2033

Est. upgrade cost to C: £13,900

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 52 LRV LIMITED (8667127)

Rental Range

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

Low £2,851/mo

Realistic £3,168/mo

Optimistic £3,485/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W11 1HT

Nearby

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

Type	Name	Distance
Train station	Westbourne Park	0.1 miles
Shop	Shan Store	0.1 miles
Bus stop	Westbourne Park Station	0.1 miles
Shop	Edwins	0.1 miles
University	Kennet West Skills Centre	0.4 miles
Train station	Ladbroke Grove	0.4 miles
University	Scale Space White City	1.0 miles
Hospital	The Portland Hospital	2.5 miles
Hospital	Sleep & Health Clinic	2.7 miles

Street-level crime

Category	Count
Anti-social behaviour	475
Violence and sexual offences	348
Shoplifting	281
Other theft	163
Vehicle crime	101
Burglary	80
Public order	65
Theft from the person	62
Drugs	60
Robbery	33
Bicycle theft	28
Possession of weapons	17
Other crime	11
Criminal damage and arson	6
Total incidents	1730

Within 1 mile during May 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. Mary of the Angels Catholic Primary School	Primary	0.2 miles	Good — 22 Mar 2012
Golborne & Maxilla Nursery School	Nursery	0.2 miles	Outstanding — 5 May 2015
Bevington Primary School	Primary	0.3 miles	Requires improvement — 12 May 2024
Instituto Espanol Canada Blanch	Other	0.3 miles	— (No rating)
Chepstow House School	Other	0.3 miles	Outstanding — 9 Feb 2018

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, Woodfield Road, W9	£2,650/mo	2	0.29 miles	OpenRent
2 Bed Flat, Elgin Crescent, W11	£3,467/mo	2	0.38 miles	OpenRent

Average rent: £3,059/mo (2 listings)