# 3 bedroom apartment for sale (W11 1HT) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, 52 LEAMINGTON ROAD VILLAS, LONDON, GREATER LONDON W11 1HT | | Price | £2,999,950 | | Bedrooms | 3 | | Bathrooms | 3 | | Council tax | E | | Last sold | £2,925,000 Sep 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 05/03/2036 - **Est. upgrade cost to C:** £5,250 ### Recommendations - O (£4,500 - £6,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0266-3059-7207-9196-7204) ## 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. ## Property Photos - ![Photo](/listings/photos/164720261/1222800) - ![Photo](/listings/photos/164720261/1222802) - ![Photo](/listings/photos/164720261/1222803) - ![Photo](/listings/photos/164720261/1222804) - ![Photo](/listings/photos/164720261/1222805) - ![Photo](/listings/photos/164720261/1222806) - ![Photo](/listings/photos/164720261/1222807) - ![Photo](/listings/photos/164720261/1222808) - ![Photo](/listings/photos/164720261/1222810) - ![Photo](/listings/photos/164720261/1222811) - ![Photo](/listings/photos/164720261/1222814) ## Floorplans - ![Floorplan 1](/listings/photos/164720261/1222815) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 52 FLAT 1 LEAMINGTON ROAD VILLAS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W11 1HT | £2,925,000 | 18/09/2025 | 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 | |---------|-------|------|------| | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,343,740 (64 Flat, W11, 2024–2026) - **Deviation:** +123.3% ## Rental Range *ONS Price Index of Private Rents (Westminster). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,851/mo - **Realistic:** £3,168/mo - **Optimistic:** £3,485/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,247/mo ## 1% Rule - **Rent ratio:** 0.11% (weak for cashflow) - **Max investor price (0.8%):** £396,000 - **Target investor price (1%):** £316,800 *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.* ## Price per Square Metre - **£/m²:** £34,090/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -67.8% - **10y growth:** -14.5% ## 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)