Sold STC Flat

3A

ECCLESTON SQUARE, LONDON, GREATER LONDON SW1V 1NP

2 beds 1 baths 79 m² Listed 13 Oct 2023 (-974d)

£450,000

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# 2 bedroom apartment for sale (SW1V 1NP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 3A, ECCLESTON SQUARE, LONDON, GREATER LONDON SW1V 1NP |
| Price | £450,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | F |
| Last sold | £410,000 Sep 2025 |

## Description

Nestled in the heart of SW1, Eccleston Square is home to a remarkable offering - a spacious 768 square feet basement flat, enriched by the intrigue of a short 25-year lease.

**Description** - A canvas awaiting your creative vision, it showcases a grand reception room with soaring ceilings and timeless charm. The master bedroom exudes tranquility, drenched in natural light, while you have the freedom to craft a sumptuous dining room or an additional double bedroom. The galley kitchen, though untouched, offers endless possibilities, and the bathroom holds the potential for a serene spa-like retreat.

Stepping through the grand entrance of Eccleston Square, you'll be captivated by the echoes of sophistication that have resonated within its historic confines for generations. This distinguished address sets the stage for an extraordinary lifestyle. Beyond your doorstep, you'll find the essence of luxury living, with world-class shopping, dining, and cultural experiences just moments away, alongside the tranquility of St. James's Park.

In summary, this basement flat, boasting a 25-year lease, is an open invitation to create your own masterpiece within the grandeur of SW1. Don't miss this opportunity to become part of the legacy of Eccleston Square. Contact us today and begin your journey to transform this blank canvas into a true work of art. Your future begins here, at Eccleston Square.

**Service Charge** - £5,771.00 p.a.

**Ground Rent** - £65 p.a.

**Tenure** - Leasehold - 25 years remaining

## Property Photos

- ![Reception Room](/listings/photos/86637018/330412) - Reception Room
- ![Exterior](/listings/photos/86637018/330413) - Exterior
- ![Reception Room](/listings/photos/86637018/330414) - Reception Room
- ![Communal Garden](/listings/photos/86637018/330415) - Communal Garden
- ![Reception Room](/listings/photos/86637018/330416) - Reception Room
- ![Kitchen](/listings/photos/86637018/330417) - Kitchen
- ![Bedroom](/listings/photos/86637018/330418) - Bedroom
- ![Bedroom](/listings/photos/86637018/330419) - Bedroom
- ![Bedroom](/listings/photos/86637018/330420) - Bedroom
- ![Garden](/listings/photos/86637018/330421) - Garden
- ![Bathroom](/listings/photos/86637018/330422) - Bathroom
- ![Communal Gardens](/listings/photos/86637018/330423) - Communal Gardens
- ![Communal Gardens](/listings/photos/86637018/330424) - Communal Gardens
- ![Communal Gardens](/listings/photos/86637018/330425) - Communal Gardens

## Floorplans

- ![Floorplan](/listings/photos/86637018/330426) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/86637018/330427) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3A ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £410,000 | 24/09/2025 | 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 |
|---------|-------|------|------|
| [Same street] 5 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £615,000 | 05/01/2026 | Flat |
| [Same street] 11 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £685,750 | 10/09/2024 | Flat |
| 28 FLAT E1 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ | £905,188 | 12/12/2023 | Flat |
| 26A HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RP | £425,000 | 15/11/2023 | Flat |
| 28 FLAT E2 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ | £815,000 | 27/10/2023 | Flat |
| 68 FLAT 1 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ | £1,475,000 | 18/10/2023 | Flat |
| 26 FLAT 4 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NS | £2,400,000 | 30/09/2023 | Flat |
| 24 FIRST FLOOR FLAT ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NS | £1,971,200 | 07/09/2023 | Flat |
| [Same street] 6 THE THIRD AND FOURTH FLOOR FLAT ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £1,520,000 | 21/07/2023 | Flat |
| 28 FLAT E25 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ | £540,000 | 21/07/2023 | Flat |
| 28 FLAT A2 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ | £1,125,000 | 01/06/2023 | Flat |
| ROYAL BELGRAVE HOUSE FLAT 25 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR | £800,000 | 20/02/2023 | Flat |
| [Same street] 3 FLAT 5 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £527,000 | 31/01/2023 | Flat |
| 21 FLAT 7 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NS | £1,090,000 | 19/12/2022 | Flat |
| 70 TOP FLOOR FLAT ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ | £1,180,000 | 02/12/2022 | Flat |
| [Same street] 6 SECOND FLOOR FLAT ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £610,000 | 25/11/2022 | Flat |
| ROYAL BELGRAVE HOUSE FLAT 36 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR | £918,800 | 21/11/2022 | Flat |
| [Same street] 8 FLAT 1 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £2,250,000 | 16/11/2022 | Flat |
| 28 FLAT E3 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ | £735,000 | 14/10/2022 | Flat |
| 28 FLAT A9 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ | £975,000 | 31/08/2022 | Flat |
| 28 FLAT B4 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ | £1,350,000 | 22/07/2022 | Flat |
| 71 FLAT 2 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ | £1,300,000 | 19/07/2022 | Flat |
| 28 FLAT E9 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ | £710,000 | 28/06/2022 | Flat |
| 65 - 66 FLAT J ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ | £1,440,000 | 24/06/2022 | Flat |
| 74 FLAT B ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ | £1,550,000 | 14/06/2022 | Flat |
| [Same street] 14 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £6,250,000 | 01/06/2022 | Terraced |
| ROYAL BELGRAVE HOUSE FLAT 31 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR | £620,000 | 25/05/2022 | Flat |
| [Same street] 8 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £1,585,000 | 30/09/2021 | Flat |
| [Same street] 15 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £1,800,000 | 25/06/2021 | Flat |

**Street average:** £1,760,306 (9 sales)
**Area average:** £1,116,259 (20 sales)

## Price vs local average

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

- **Local average:** £780,509 (50 Flat, SW1V, 2024–2026)
- **Deviation:** -42.3%

## Rental Range

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

- **Low:** £2,834/mo
- **Realistic:** £3,149/mo
- **Optimistic:** £3,464/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/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 |
|------|------|------|------|------|
| 2 Bed Flat, Denbigh Street, SW1V | £4,450/mo | 2 | 0.27 miles | OpenRent |

**Average rent: £4,450/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.99% (okay)
- **Max investor price (0.8%):** £556,250
- **Target investor price (1%):** £445,000

*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 £4,450/mo).*

- **Gross yield:** 11.9%
- **Cost-to-rent:** 8.4×
- **Monthly cashflow:** £2,208/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 20.3%

*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:** 28.1%
- **10y growth:** 8.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -12%
- **5y growth (index):** -21.6%
- **10y growth (index):** -19.6%

## 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)

Reception Room Exterior Reception Room Communal Garden Reception Room Kitchen Bedroom Bedroom Bedroom Garden Bathroom Communal Gardens Communal Gardens Communal Gardens

/ 14

Property details

Tenure

LEASEHOLD (74757481 years remaining on lease)

Floor area

79 m²

Council tax band

Last sold

£410,000 Sep 2025

Local average

£780,509 (-42.3%)

Deprivation

Decile 4 (10,871 of 33,755)

Street crime

1341 incidents within 1 mile (Apr 2026)

Key features

25 Year Lease
Flexible Accomodation
Historic Charm
Private Patio Garden
Cash Buyers Only

Additional details

Broadband: FTTP (fibre to the premises)
Heating: Gas central
Garden: Yes
Restrictions: No
Source of flood: Reservoir, Other

Description

Nestled in the heart of SW1, Eccleston Square is home to a remarkable offering - a spacious 768 square feet basement flat, enriched by the intrigue of a short 25-year lease.

Description - A canvas awaiting your creative vision, it showcases a grand reception room with soaring ceilings and timeless charm. The master bedroom exudes tranquility, drenched in natural light, while you have the freedom to craft a sumptuous dining room or an additional double bedroom. The galley kitchen, though untouched, offers endless possibilities, and the bathroom holds the potential for a serene spa-like retreat.

Stepping through the grand entrance of Eccleston Square, you'll be captivated by the echoes of sophistication that have resonated within its historic confines for generations. This distinguished address sets the stage for an extraordinary lifestyle. Beyond your doorstep, you'll find the essence of luxury living, with world-class shopping, dining, and cultural experiences just moments away, alongside the tranquility of St. James's Park.

In summary, this basement flat, boasting a 25-year lease, is an open invitation to create your own masterpiece within the grandeur of SW1. Don't miss this opportunity to become part of the legacy of Eccleston Square. Contact us today and begin your journey to transform this blank canvas into a true work of art. Your future begins here, at Eccleston Square.

Service Charge - £5,771.00 p.a.

Ground Rent - £65 p.a.

Tenure - Leasehold - 25 years remaining

Listed by

London

Tuckerman Residential Limited

Reference: 86637018

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	24/09/2025 (8 months ago)	£410,000	—

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 5 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£615,000	05/01/2026	Flat
Same street 11 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£685,750	10/09/2024	Flat
28 FLAT E1 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ	£905,188	12/12/2023	Flat
26A HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RP	£425,000	15/11/2023	Flat
28 FLAT E2 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ	£815,000	27/10/2023	Flat
68 FLAT 1 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ	£1,475,000	18/10/2023	Flat
26 FLAT 4 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NS	£2,400,000	30/09/2023	Flat
24 FIRST FLOOR FLAT ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NS	£1,971,200	07/09/2023	Flat
Same street 6 THE THIRD AND FOURTH FLOOR FLAT ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£1,520,000	21/07/2023	Flat
28 FLAT E25 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ	£540,000	21/07/2023	Flat
28 FLAT A2 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ	£1,125,000	01/06/2023	Flat
ROYAL BELGRAVE HOUSE FLAT 25 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR	£800,000	20/02/2023	Flat
Same street 3 FLAT 5 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£527,000	31/01/2023	Flat
21 FLAT 7 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NS	£1,090,000	19/12/2022	Flat
70 TOP FLOOR FLAT ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ	£1,180,000	02/12/2022	Flat
Same street 6 SECOND FLOOR FLAT ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£610,000	25/11/2022	Flat
ROYAL BELGRAVE HOUSE FLAT 36 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR	£918,800	21/11/2022	Flat
Same street 8 FLAT 1 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£2,250,000	16/11/2022	Flat
28 FLAT E3 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ	£735,000	14/10/2022	Flat
28 FLAT A9 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ	£975,000	31/08/2022	Flat
28 FLAT B4 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ	£1,350,000	22/07/2022	Flat
71 FLAT 2 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ	£1,300,000	19/07/2022	Flat
28 FLAT E9 GUILDHOUSE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1JJ	£710,000	28/06/2022	Flat
65 - 66 FLAT J ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ	£1,440,000	24/06/2022	Flat
74 FLAT B ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ	£1,550,000	14/06/2022	Flat
Same street 14 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£6,250,000	01/06/2022	Terraced
ROYAL BELGRAVE HOUSE FLAT 31 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR	£620,000	25/05/2022	Flat
Same street 8 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£1,585,000	30/09/2021	Flat
Same street 15 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£1,800,000	25/06/2021	Flat

Street average: £1,760,306 (9 sales)

Area average: £1,116,259 (20 sales)

Capital growth trend

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

5y growth 28.1%

10y growth 8.2%

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

1y (index) -12%

5y (index) -21.6%

10y (index) -19.6%

Rental Range

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

Low £2,834/mo

Realistic £3,149/mo

Optimistic £3,464/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Central London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW1V 1NP

Nearby

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

Type	Name	Distance
Shop	Pimlico Flowers	0.1 miles
Bus stop	Green Line Coach Station	0.1 miles
Shop	Golden Tours	0.1 miles
Train station	London Victoria	0.1 miles
Train station	Victoria	0.3 miles
University	University of Notre Dame	1.2 miles
University	National Heart and Lung Institute	1.2 miles
Hospital	Tunica Diagnostics	1.6 miles
Hospital	Until SOHO	1.6 miles

Street-level crime

Category	Count
Anti-social behaviour	298
Violence and sexual offences	221
Other theft	175
Theft from the person	173
Shoplifting	145
Public order	75
Criminal damage and arson	54
Vehicle crime	52
Robbery	38
Drugs	36
Burglary	35
Bicycle theft	19
Other crime	10
Possession of weapons	10
Total incidents	1341

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
Eaton Square Prep School	Other	0.1 miles	— (No rating)
St Peter's Eaton Square CofE Primary School	Primary	0.3 miles	Requires improvement — 24 Jan 2023
St Vincent De Paul Catholic Primary School	Primary	0.3 miles	Good — 18 Apr 2016
Ada National College for Digital Skills	Other	0.3 miles	— (No rating)
Westminster Cathedral Choir School	Other	0.3 miles	— (No rating)

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
2 Bed Flat, Denbigh Street, SW1V	£4,450/mo	2	0.27 miles	OpenRent

Average rent: £4,450/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.99%

Max investor price (0.8%) £556,250

Target investor price (1%) £445,000

Gross yield 11.9%

Cost-to-rent ratio 8.4×

Monthly cashflow £2,208/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 20.3%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).