# 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
- **Current heating cost:** £827/year
- **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

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).

## 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)