Let Flat

FLAT 1

87 - 89, WARRINGTON CRESCENT, LONDON, GREATER LONDON W9 1EH

1 beds 50 m² Listed 19 May 2009 (-6231d)

£1,668 pcm

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# 1 bedroom flat for rent (W9 1EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 87 - 89, WARRINGTON CRESCENT, LONDON, GREATER LONDON W9 1EH |
| Price | £1,668 pcm |
| Bedrooms | 1 |
| Last sold | £640,000 Sep 2011 |

## Description

Delightful apartment in this period crescent located just a short walk from both Warwick Avenue and Maida Vale tubes and the other amenities of Little Venice.    Accommodation is set over the top floor and comprises:  Reception Room with windows overlooking the communal gardens; dining area; modern kitchen; charming good size bedroom; contemporary bathroom.  Newly furnished.   Viewing recommended.

## Property Photos

- ![Photo](/listings/photos/25761887/487532)
- ![Photo](/listings/photos/25761887/487533)
- ![Photo](/listings/photos/25761887/487534)
- ![Photo](/listings/photos/25761887/487535)
- ![EPC](/listings/photos/25761887/487537) - EPC
- ![Photo](/listings/photos/25761887/487539)

## 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 Lincoln (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £494/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 |
|------|------|------|------|------|
| 1 Bed Flat, Randolph Avenue, W9 | £2,450/mo | 1 | 0.06 miles | OpenRent |
| 1 Bed Flat, Warwick Avenue, W9 | £2,400/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, Warwick Avenue, W9 | £2,150/mo | 1 | 0.21 miles | OpenRent |

**Average rent: £2,333/mo (3 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £2,400/mo).*

- **Gross yield:** 1726.6%
- **Monthly cashflow:** £2,128/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5280.2%

*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).*

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 EPC Photo 6

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Property details

Floor area

50 m²

Deprivation

Decile 7 (23,604 of 33,755)

Street crime

1713 incidents within 1 mile (Apr 2026)

Description

Delightful apartment in this period crescent located just a short walk from both Warwick Avenue and Maida Vale tubes and the other amenities of Little Venice. Accommodation is set over the top floor and comprises: Reception Room with windows overlooking the communal gardens; dining area; modern kitchen; charming good size bedroom; contemporary bathroom. Newly furnished. Viewing recommended.

Listed by

Little Venice

Campions - Chestertons

Reference: 25761887

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

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 Lincoln: £494/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W9 1EH

Nearby

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

Type	Name	Distance
Shop	Formosa Flowers & Chocolaterie	0.1 miles
Shop	Real Drinks	0.1 miles
Bus stop	Maida Vale	0.2 miles
Bus stop	Hall Road	0.2 miles
Train station	Warwick Avenue	0.2 miles
Train station	Maida Vale	0.3 miles
University	Kennet West Skills Centre	0.8 miles
University	LBS Behaviour Lab	1.0 miles
Hospital	The Portland Hospital	1.7 miles
Hospital	Sleep & Health Clinic	1.9 miles

Street-level crime

Category	Count
Anti-social behaviour	421
Violence and sexual offences	364
Shoplifting	166
Other theft	143
Theft from the person	109
Burglary	105
Public order	91
Drugs	74
Criminal damage and arson	72
Vehicle crime	70
Robbery	39
Bicycle theft	33
Possession of weapons	17
Other crime	9
Total incidents	1713

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
St Joseph's RC Primary School	Primary	0.1 miles	Outstanding — 14 May 2024
St Saviour's CofE Primary School	Primary	0.2 miles	Good — 14 Dec 2023
Paddington Academy	Secondary	0.4 miles	Outstanding — 8 May 2023
St Mary Magdalene CofE Primary School	Primary	0.4 miles	Good — 12 Nov 2012
Ark Atwood Primary Academy	Primary	0.4 miles	Outstanding — 9 Sep 2024

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
1 Bed Flat, Randolph Avenue, W9	£2,450/mo	1	0.06 miles	OpenRent
1 Bed Flat, Warwick Avenue, W9	£2,400/mo	1	0.19 miles	OpenRent
1 Bed Flat, Warwick Avenue, W9	£2,150/mo	1	0.21 miles	OpenRent

Average rent: £2,333/mo (3 listings)