Sold Flat

FLAT 53

CAROLINE HOUSE, BAYSWATER ROAD, LONDON, GREATER LONDON W2 4RN

3 beds 1 baths 1,432 sq ft Listed 15 Jul 2019 (-2522d)

£1,495,000

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# 3 bedroom flat for sale (W2 4RN)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 53, CAROLINE HOUSE, BAYSWATER ROAD, LONDON, GREATER LONDON W2 4RN |
| Price | £1,495,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 133 m² |
| Last sold | £1,350,000 Oct 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £685/year

### Recommendations
- Q (14,000)
- W2 (6,000)
- E (75)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0345-2842-6266-9398-5705)

## Description

This beautifully designed three bedroom apartment is for sale boasting a fantastic finish throughout and set within a prestigious modern building with lift and 24 hour porter.

Gazing south across Kensington Gardens, Caroline House is perfectly located within a few minutes walk from the rich choice of restaurants and boutiques, found at Notting Hill and Westbourne Grove. Positioned moments from the exciting Queensway regeneration.

## Property Photos

- ![Photo](/listings/photos/63690792/258803)
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## Floorplans

- ![Floorplan 1](/listings/photos/63690792/258819) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/63690792/258820) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CAROLINE HOUSE FLAT 53 BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RN | £1,350,000 | 31/10/2019 | 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 |
|---------|-------|------|------|
| 36 FLAT 1 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3RX | £645,000 | 09/01/2026 | Flat |
| QUEENS COURT FLAT 20 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN | £861,000 | 07/02/2025 | Flat |
| LANCASTER CLOSE, 13 - 15 FLAT 15 ST PETERSBURGH PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4JZ | £750,000 | 27/11/2023 | Flat |
| QUEENS COURT FLAT 2A QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN | £450,000 | 03/11/2023 | Flat |
| CAROLINE HOUSE FLAT 5 BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RQ | £1,065,000 | 24/10/2023 | Flat |
| [Same street] CAROLINE HOUSE BASEMENT ROOM BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RN | £115,000 | 19/10/2023 | Other |
| PRINCESS COURT 3 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RB | £430,000 | 31/08/2023 | Flat |
| QUEENS COURT FLAT 113 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QS | £380,000 | 24/08/2023 | Flat |
| QUEENS COURT FLAT 1 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN | £930,000 | 28/07/2023 | Flat |
| LANCASTER CLOSE, 13 - 15 FLAT 43 ST PETERSBURGH PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4JZ | £1,300,000 | 27/07/2023 | Flat |
| 19 FLAT 1 INVERNESS TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3JL | £800,000 | 08/06/2023 | Flat |
| QUEENS COURT FLAT 16 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN | £1,895,000 | 24/05/2023 | Flat |
| QUEENS COURT FLAT 113 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QS | £343,000 | 19/05/2023 | Flat |
| ST. OLAVES COURT 12 ST PETERSBURGH PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4JY | £1,350,000 | 10/05/2023 | Flat |
| PRINCESS COURT 31 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RD | £600,000 | 06/04/2023 | Flat |
| LANCASTER CLOSE, 13 - 15 FLAT 32 ST PETERSBURGH PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4JZ | £1,290,000 | 05/04/2023 | Flat |
| QUEENS COURT FLAT 7 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN | £1,650,000 | 16/01/2023 | Flat |
| 154 APARTMENT 203 BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4HP | £2,588,015 | 16/12/2022 | Flat |
| 154 APARTMENT 202 BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4HP | £3,211,985 | 16/12/2022 | Flat |
| QUEENS COURT FLAT 130A QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QS | £830,000 | 06/12/2022 | Flat |
| QUEENS COURT FLAT 124 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QS | £1,200,000 | 18/10/2022 | Flat |

**Street average:** £115,000 (1 sale)
**Area average:** £1,128,450 (20 sales)

## Price vs local average

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

- **Local average:** £944,516 (101 Flat, W2, 2024–2026)
- **Deviation:** +58.3%

## 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 Central London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £2,154/mo

## 1% Rule

- **Rent ratio:** 0.21% (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.*

## Price per Square Metre

- **£/m²:** £11,241/m²

## Capital growth trend

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

- **5y growth:** -18.7%
- **10y growth:** -27.6%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

133 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£1,350,000 Oct 2019

Price per m²

£11,241/m²

Local average

£944,516 (+58.3%)

Deprivation

Decile 4 (13,076 of 33,755)

Street crime

1213 incidents within 1 mile (Apr 2026)

Key features

Three bedrooms
Prestigious building
Modern fitted kitchen
Two bathrooms (1 ensuite)
Lift
Porter
Moments from Hyde Park
EPC rating D

Additional details

Garden: Yes

Description

This beautifully designed three bedroom apartment is for sale boasting a fantastic finish throughout and set within a prestigious modern building with lift and 24 hour porter.

Gazing south across Kensington Gardens, Caroline House is perfectly located within a few minutes walk from the rich choice of restaurants and boutiques, found at Notting Hill and Westbourne Grove. Positioned moments from the exciting Queensway regeneration.

Listed by

Bayswater

The Lomond Group

Reference: 63690792

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 12/06/2018

Current heating cost: £685/year

Potential heating cost: £429/year

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 (14,000)
Floor insulation (solid floor) (6,000)
Low energy lighting for all fixed outlets (75)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	31/10/2019 (6 years ago)	£1,350,000	—

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
36 FLAT 1 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3RX	£645,000	09/01/2026	Flat
QUEENS COURT FLAT 20 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN	£861,000	07/02/2025	Flat
LANCASTER CLOSE, 13 - 15 FLAT 15 ST PETERSBURGH PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4JZ	£750,000	27/11/2023	Flat
QUEENS COURT FLAT 2A QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN	£450,000	03/11/2023	Flat
CAROLINE HOUSE FLAT 5 BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RQ	£1,065,000	24/10/2023	Flat
Same street CAROLINE HOUSE BASEMENT ROOM BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RN	£115,000	19/10/2023	Other
PRINCESS COURT 3 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RB	£430,000	31/08/2023	Flat
QUEENS COURT FLAT 113 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QS	£380,000	24/08/2023	Flat
QUEENS COURT FLAT 1 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN	£930,000	28/07/2023	Flat
LANCASTER CLOSE, 13 - 15 FLAT 43 ST PETERSBURGH PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4JZ	£1,300,000	27/07/2023	Flat
19 FLAT 1 INVERNESS TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 3JL	£800,000	08/06/2023	Flat
QUEENS COURT FLAT 16 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN	£1,895,000	24/05/2023	Flat
QUEENS COURT FLAT 113 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QS	£343,000	19/05/2023	Flat
ST. OLAVES COURT 12 ST PETERSBURGH PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4JY	£1,350,000	10/05/2023	Flat
PRINCESS COURT 31 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4RD	£600,000	06/04/2023	Flat
LANCASTER CLOSE, 13 - 15 FLAT 32 ST PETERSBURGH PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4JZ	£1,290,000	05/04/2023	Flat
QUEENS COURT FLAT 7 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QN	£1,650,000	16/01/2023	Flat
154 APARTMENT 203 BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4HP	£2,588,015	16/12/2022	Flat
154 APARTMENT 202 BAYSWATER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4HP	£3,211,985	16/12/2022	Flat
QUEENS COURT FLAT 130A QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QS	£830,000	06/12/2022	Flat
QUEENS COURT FLAT 124 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4QS	£1,200,000	18/10/2022	Flat

Street average: £115,000 (1 sale)

Area average: £1,128,450 (20 sales)

Capital growth trend

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

5y growth -18.7%

10y growth -27.6%

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 Central London: £2,154/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W2 4RN

Address

Bayswater Road

Nearby

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

Type	Name	Distance
Bus stop	Queensway Station	0.0 miles
Bus stop	Orme Square	0.0 miles
Train station	Queensway	0.1 miles
Shop	iSmart Apple Specialists	0.1 miles
Shop	Queensway Market	0.1 miles
Train station	Bayswater	0.1 miles
University	Kennet West Skills Centre	1.2 miles
University	Scale Space White City	1.5 miles
Hospital	The Portland Hospital	2.1 miles
Hospital	Sleep & Health Clinic	2.3 miles

Street-level crime

Category	Count
Anti-social behaviour	267
Violence and sexual offences	264
Other theft	145
Theft from the person	95
Shoplifting	82
Public order	67
Burglary	64
Vehicle crime	64
Criminal damage and arson	49
Drugs	48
Bicycle theft	28
Robbery	25
Other crime	8
Possession of weapons	7
Total incidents	1213

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
Kensington Park School	Other	0.1 miles	— (No rating)
Pembridge Hall School	Other	0.2 miles	— (No rating)
Hallfield Primary School	Primary	0.3 miles	Good — 18 Nov 2013
Wetherby School	Other	0.3 miles	— (No rating)
College Park School	Other	0.3 miles	Good — 23 Oct 2013

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 0.21%

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).