Sold House

85E

WARRINGTON CRESCENT, LONDON, GREATER LONDON W9 1EH

2 beds Listed 12 Feb 2004 (-8172d)

£434,950

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Property details

Last sold

£890,000 Jul 2025

Local average

£440,800 (-1.3%)

Deprivation

Decile 7 (23,604 of 33,755)

Street crime

1713 incidents within 1 mile (Apr 2026)

Key features

  • Communal Gardens
  • Close to the tube
  • Fitted Kitchen

Description

A superb second floor flat overlooking substantial communal gardens to the rear. The flat is offered in excellent condition and has two bedrooms, a fitted kitchen and one large bathroom with both a bath and a shower. It is also close to Warwick Avenue tube station which is on the Bakerloo Line.

Lease: Share of Freehold
Service Charge: £1,620 approx
Ground Rent: Peppercorn

Listed by

London - Lettings

Residential Land Ltd

Reference: 2673402

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

Price history

Event Date Price % change
Sold 11/07/2025 (11 months ago) £890,000 —

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
Same street 75 FLAT 2 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH £1,380,000 25/07/2025 Flat
STUART TOWER, 105 FLAT 1M MAIDA VALE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1UD £295,500 04/04/2025 Other
79 FLAT 4 RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DW £820,000 05/09/2022 Other
15H RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP £3,000,000 02/06/2022 Other
11H RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP £3,700,000 04/03/2022 Other
Same street 73C WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH £1,150,000 14/02/2022 Terraced
GARAGE 13, 102 RANDOLPH AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1PQ £62,500 25/01/2022 Other
Same street 87 - 89 FLAT 4 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH £875,000 14/01/2022 Flat
Same street 73A WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH £1,400,000 17/12/2021 Flat
14 GROUND FLOOR AND BASEMENT PREMISES FORMOSA STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EE £25,000 04/10/2021 Other
Same street 69 FLAT E WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH £1,799,912 24/09/2021 Flat
LAUDERDALE MANSIONS ROOF SPACE ABOVE FLAT 18 LAUDERDALE ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1NE £1,280,000 29/06/2021 Other
35C RANDOLPH CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1DP £1,667,000 29/06/2021 Other

Street average: £1,320,982 (5 sales)

Area average: £1,356,250 (8 sales)

Capital growth trend

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

5y growth -16%
10y growth -29.1%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Westminster. Series: All dwelling types. As of March 2026.

1y (index) -11.3%
5y (index) -20.3%
10y (index) -18.3%

Rental Range

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

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

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Lincoln: £598/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

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.73%
Max investor price (0.8%) £395,375
Target investor price (1%) £316,300
  • 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).