Sold Flat

FLAT 1

52 LEAMINGTON ROAD VILLAS, LONDON, GREATER LONDON W11 1HT

3 beds 3 baths 141 m² Listed 19 Jul 2025 (-378d)

£2,999,950

Guide Price

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

141 m²

Council tax band

E

EPC rating

C

Last sold

£2,925,000 Sep 2025

Price per m²

£34,090/m²

Local average

£1,343,740 (+123.3%)

Deprivation

Decile 4 (12,896 of 33,755)

Street crime

1730 incidents within 1 mile (May 2026)

Description

Occupying the raised ground floor and garden level of a handsome period building on Leamington Road Villas, this expansive three-bedroom duplex apartment has been tastefully renovated to combine timeless elegance with contemporary flair. Spanning 1,729 sq ft, the property offers bright, versatile living spaces finished to an exceptional standard. A striking open-plan kitchen/reception/dining room forms the social heart of the home, featuring a sculptural marble island, bespoke cabinetry, and full-height crittall doors that open directly onto a private garden.

The three double bedrooms are all generously proportioned, with excellent built-in storage. The principal bedroom enjoys direct access to a private terrace, as well as an en suite with a free-standing bath tub. The garden level also hosts an office area, utility room, and guest WC, maximising comfort and functionality. At the garden’s end, a stylish self-contained studio with WC offers ideal flexible workspace or the opportunity to install gym equipment.

Leamington Road Villas is a peaceful, tree-lined street in the heart of Notting Hill, moments from the shops, restaurants, and cafes of Westbourne Grove and Portobello Road. The property is ideally positioned for access to green spaces including Kensington Gardens and Holland Park. Excellent transport links are available from Westbourne Park and Notting Hill Gate underground stations, placing the West End and City within easy reach. The area is well served by outstanding schools and a strong sense of community, making it a highly sought-after address.

Listed by

London

Dawson Barker Limited

Reference: 164720261

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 06/03/2026

Expiry date: 05/03/2036

Est. upgrade cost to C: £5,250

Recommendations

  • Replace single glazed windows with low-E double glazing (£4,500 - £6,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

Price history

Event Date Price % change
Sold 18/09/2025 (10 months ago) £2,925,000 —

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
11 FLAT 5 ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL £500,000 11/12/2025 Flat
160 FLAT G WESTBOURNE PARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BT £490,000 21/11/2025 Flat
160 FLAT G WESTBOURNE PARK ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BT £490,000 21/11/2025 Flat
Same street 41 SECOND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £607,500 24/10/2025 Flat
12 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS £3,800,000 14/08/2025 Flat
Same street 52 SECOND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £626,000 04/08/2025 Flat
40 FLAT E ST LUKES ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 1DH £325,000 20/03/2025 Flat
7 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS £762,500 31/01/2025 Flat
41 FLAT 1 ALL SAINTS ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 1HE £1,000,000 19/12/2023 Flat
20 GROUND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS £716,000 08/08/2023 Flat
60 FIRST FLOOR FLAT TAVISTOCK ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 1AW £1,020,000 03/08/2023 Flat
19A ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BN £315,000 27/07/2023 Flat
3 BASEMENT FLAT ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL £1,395,000 30/06/2023 Flat
Same street 35 BASEMENT FRONT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £575,000 26/05/2023 Flat
Same street 31 GROUND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £650,000 19/05/2023 Flat
3 TOP FLOOR FLAT ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL £535,000 19/12/2022 Flat
Same street 49 FLAT 4 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £635,000 14/12/2022 Flat
13 FLAT 4 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS £900,000 30/11/2022 Flat
Same street 43 FLAT 1 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £805,000 22/11/2022 Flat
Same street 49 FLAT 2 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £695,000 04/11/2022 Flat
11 FLAT 6 ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL £615,000 02/11/2022 Flat
41 FLAT 2 ST LUKES ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1DD £745,000 31/10/2022 Flat
ALDRIDGE ROAD COURT 10 ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BS £616,000 23/08/2022 Flat
20 BASEMENT FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HS £1,800,000 19/08/2022 Flat
176 FLAT 3 WESTBOURNE PARK ROAD, WESTBOURNE PARK, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BT £750,000 04/08/2022 Flat
144 GREAT WESTERN ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1AF £490,000 18/07/2022 Flat
3 BASEMENT FLAT ALDRIDGE ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1BL £900,000 14/07/2022 Flat
Same street 44 FLAT A LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £1,795,000 04/02/2022 Flat
Same street 35 GROUND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £925,000 19/10/2021 Flat
Same street 47 GROUND FLOOR FLAT LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT £785,000 16/08/2021 Flat

Street average: £809,850 (10 sales)

Area average: £908,225 (20 sales)

Capital growth trend

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

10y growth -16.4%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Westminster. Series: Flats and maisonettes. As of April 2026.

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

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 52 LRV LIMITED (8667127)

Rental Range

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

Low £2,851/mo
Realistic £3,168/mo
Optimistic £3,485/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W11 1HT

Nearby

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

Type Name Distance
Train station Westbourne Park 0.1 miles
Shop Shan Store 0.1 miles
Shop Edwins 0.1 miles
Bus stop Westbourne Park Station 0.1 miles
University Kennet West Skills Centre 0.4 miles
Train station Ladbroke Grove 0.4 miles
University Scale Space White City 1.0 miles
Hospital The Portland Hospital 2.5 miles
Hospital Sleep & Health Clinic 2.7 miles

Street-level crime

Category Count
Anti-social behaviour 475
Violence and sexual offences 348
Shoplifting 281
Other theft 163
Vehicle crime 101
Burglary 80
Public order 65
Theft from the person 62
Drugs 60
Robbery 33
Bicycle theft 28
Possession of weapons 17
Other crime 11
Criminal damage and arson 6
Total incidents 1730

Within 1 mile during May 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. Mary of the Angels Catholic Primary School Primary 0.2 miles Good — 22 Mar 2012
Golborne & Maxilla Nursery School Nursery 0.2 miles Outstanding — 5 May 2015
Bevington Primary School Primary 0.3 miles Requires improvement — 12 May 2024
Instituto Espanol Canada Blanch Other 0.3 miles — (No rating)
Chepstow House School Other 0.3 miles Outstanding — 9 Feb 2018

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 0.11%
Max investor price (0.8%) £396,000
Target investor price (1%) £316,800
  • 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).