# 2 bedroom house for sale (W9 1EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85E, WARRINGTON CRESCENT, LONDON, GREATER LONDON W9 1EH |
| Price | £434,950 |
| Bedrooms | 2 |
| Last sold | £890,000 Jul 2025 |

## 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

## Property Photos

- ![Photo](/listings/photos/2673402/487526)
- ![Photo](/listings/photos/2673402/487528)
- ![Photo](/listings/photos/2673402/487529)
- ![Photo](/listings/photos/2673402/487530)

## Floorplans

- ![Floorplan 1](/listings/photos/2673402/487531) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85E WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £890,000 | 11/07/2025 | 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 |
|---------|-------|------|------|
| [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 |

**Street average:** £1,320,982 (5 sales)
**Area average:** £1,317,167 (6 sales)

## Price vs local average

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

- **Local average:** £440,800 (10 Other, W9, 2024–2026)
- **Deviation:** -1.3%

## 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 Lincoln (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £598/mo

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £395,375
- **Target investor price (1%):** £316,300

*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.*

## Capital growth trend

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

- **5y growth:** -39.8%
- **10y growth:** -29.1%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; All dwelling types series; as of March 2026.*

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

## 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)