# 3 bedroom maisonette for sale (W2 5SB)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 16 MONMOUTH ROAD, LONDON, LONDON, GREATER LONDON W2 5SB |
| Price | £875,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £625,000 Sep 2006 |

## Description

Set within a handsome period building just off Westbourne Grove, this stylish three-bedroom, two-bathroom split-level flat combines elegant proportions with contemporary living and the rare benefit of a substantial private garden.

The property features beautiful shuttered windows, wood flooring throughout, and a spacious open-plan kitchen and reception room with impressive three-metre-high ceilings, creating a light-filled and welcoming living space. A standout feature is the private 30 ft garden, extending to approximately 510 sq ft, offering a tranquil outdoor retreat ideal for entertaining or everyday enjoyment.

Ideally positioned on Monmouth Road, the flat is moments from the cafés, boutiques, and restaurants of Westbourne Grove, with the vibrant Portobello Road just half a mile away. Excellent transport links are within easy reach, including Notting Hill Gate and Bayswater Underground Stations and Paddington Station, providing swift access across London and beyond

## Property Photos

- ![Photo](/listings/photos/170917520/831304)
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- ![Photo](/listings/photos/170917520/831308)
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- ![Photo](/listings/photos/170917520/831312)
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- ![Photo](/listings/photos/170917520/831315)
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- ![Photo](/listings/photos/170917520/831322)
- ![Photo](/listings/photos/170917520/831323)
- ![Photo](/listings/photos/170917520/831324)

## Floorplans

- ![Floorplan 1](/listings/photos/170917520/831325) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/170917520/831326) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 FLAT 2 MONMOUTH ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5SB | £625,000 | 11/09/2006 | Flat |
| 16 FLAT 2 MONMOUTH ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5SB | £165,000 | 31/01/1997 | 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 |
|---------|-------|------|------|
| 121 - 123 FLAT 3A WESTBOURNE GROVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4UP | £600,000 | 11/12/2025 | Flat |
| 29 FLAT 18 HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4TF | £1,700,000 | 17/11/2025 | Flat |
| 1 FLAT 60 CHEPSTOW PLACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4TE | £1,650,000 | 20/06/2025 | Flat |
| 4 FLAT D LEINSTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4PL | £730,000 | 13/06/2025 | Flat |
| 58D HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5AJ | £478,000 | 12/06/2025 | Flat |
| 9 LEINSTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4PL | £5,380,000 | 14/01/2025 | Flat |
| 29 FLAT 12 HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4TF | £1,650,000 | 13/12/2023 | Flat |
| OPAL APARTMENTS, 43 FLAT 2 HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5AH | £1,200,000 | 20/11/2023 | Flat |
| 12C KILDARE GARDENS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5LU | £680,000 | 17/11/2023 | Flat |
| ST. STEPHENS MANSIONS, 1 FLAT 7 MONMOUTH ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5SE | £1,683,200 | 01/11/2023 | Flat |
| 27 FLAT 20 HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4TQ | £1,425,000 | 19/10/2023 | Flat |
| HEREFORD MANSIONS FLAT 5 HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5BA | £332,000 | 02/10/2023 | Flat |
| 64 FLAT 3 WESTBOURNE GROVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5SH | £565,000 | 21/08/2023 | Flat |
| 29 FLAT 18 HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4TF | £1,575,000 | 21/06/2023 | Flat |
| 8 FLAT C GARWAY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4NH | £1,500,000 | 09/06/2023 | Flat |
| 7 - 12 FLAT 1 LEINSTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4PL | £4,200,000 | 31/05/2023 | Flat |
| 28 HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5AJ | £4,000,000 | 25/05/2023 | Flat |
| 29 FLAT 1 HEREFORD ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4TF | £1,300,000 | 16/05/2023 | Flat |
| 10 LEINSTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4PL | £4,120,000 | 05/05/2023 | Flat |
| CONNAUGHT HOUSE, 21 - 23 FLAT 8 GARWAY ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 4PH | £700,000 | 12/04/2023 | Flat |
| [Same street] 8 MONMOUTH ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5SB | £6,850,000 | 24/02/2023 | Semi-detached |
| [Same street] 10 MONMOUTH ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5SB | £3,500,000 | 25/11/2022 | Terraced |
| [Same street] 18 GROUND FLOOR FLAT MONMOUTH ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5SB | £305,000 | 18/10/2022 | Flat |
| [Same street] 16 FLAT 6 MONMOUTH ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5SB | £525,000 | 14/04/2022 | Flat |

**Street average:** £2,795,000 (4 sales)
**Area average:** £1,773,410 (20 sales)

## Price vs local average

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

- **Local average:** £944,735 (107 Flat, W2, 2024–2026)
- **Deviation:** -7.4%

## Rental Range

*ONS Price Index of Private Rents (Westminster). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,847/mo
- **Realistic:** £3,163/mo
- **Optimistic:** £3,479/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

## 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 |
|------|------|------|------|------|
| [Peninsula Apartments,4, Praed Street London, London](http://87.117.209.195:8080/listings/bfe1852) | £4,000/mo | 3 | 0.99 miles | Rightmove |

**Average rent: £4,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £500,000
- **Target investor price (1%):** £400,000

*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 £4,000/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £129/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.6%

*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:** -18%
- **10y growth:** -53.5%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -20.1%
- **5y growth (index):** -23.5%
- **10y growth (index):** -22%

## 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)