# 2 bedroom flat for sale (W10 5UW)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, 86 OXFORD GARDENS, LONDON, LONDON, GREATER LONDON W10 5UW |
| Price | £825,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 48 m² |
| Last sold | £325,000 Jul 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 27/05/2035
- **Current heating cost:** £503/year
- **Est. upgrade cost to C:** £13,900

### Recommendations
- Q (£4,000 - £14,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9535-9825-2500-0438-0222)

## Description

Property number 51884. Click the "Request Details" button, submit the form and we'll text & email you within minutes, day or night.

Nestled on arguably the most desirable road in Ladbroke Grove, this beautifully presented two-bedroom flat offers a rare opportunity to live in the heart of Notting Hill. Just a short stroll from the vibrant energy of Portobello Road and the eclectic charm of Golborne Road, the location is unmatched for culture, cuisine and character. Indeed, there are no fewer than four Michelin-starred restaurants within a short walk of the property, plus countless cafes, bars and boutiques, not to mention the iconic Electric Cinema. For leafy green space, Holland Park and Kensington Gardens are close by, while the internationally-renowned shopping destination of Westfield is just over a mile away.

Excellent transport links, including Ladbroke Grove (Hammersmith & City, Circle Lines) and Holland Park (Central Line) stations, ensure easy access across London, making this an ideal home for both professionals and creatives alike.

Inside, the flat boasts a bright and airy feel, thanks to large south-facing windows that flood the space with natural light. The spacious master bedroom features built-in storage, while high ceilings throughout enhance the sense of space and grandeur. Period details add character, and the layout is cleverly designed with additional loft storage for practicality. A second double bedroom, also with extensive built-in storage, offers additional accommodation, guest space or a home office. Measuring 555 square feet and set on the first floor, the property perfectly balances charm with functionality.

Outside, the home is set behind a classic period frontage that exudes timeless appeal. A brand-new, architect-designed front garden elevates the entrance, complete with secure bike storage and a striking, secure doorway—adding both style and convenience to this exceptional Notting Hill home.

Property is offered with a brand new lease lasting 151 years.

If you're interested in this property please **click the "request details" button above**

## Property Photos

- ![Photo](/listings/photos/162408836/502177)
- ![Photo](/listings/photos/162408836/502178)
- ![Photo](/listings/photos/162408836/502179)
- ![Photo](/listings/photos/162408836/502180)
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- ![Photo](/listings/photos/162408836/502183)
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- ![Photo](/listings/photos/162408836/502187)
- ![Photo](/listings/photos/162408836/502188)
- ![Photo](/listings/photos/162408836/502190)
- ![Photo](/listings/photos/162408836/502193)

## Floorplans

- ![Floorplan 1](/listings/photos/162408836/502195) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/162408836/502197) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 FLAT 4 OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5UW | £325,000 | 24/07/2006 | Flat |
| 86 FLAT 4 OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5UW | £130,000 | 19/05/1995 | 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 |
|---------|-------|------|------|
| 104 FLAT 1 CAMBRIDGE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6HT | £412,500 | 05/09/2025 | Flat |
| 70 FLAT 6 CAMBRIDGE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6HR | £2,250,000 | 03/09/2025 | Flat |
| 147 - 149 FLAT 8 CHESTERTON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6ET | £905,000 | 01/09/2025 | Flat |
| 63 FLAT 12 BASSETT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JR | £440,000 | 12/08/2025 | Flat |
| 69 FIRST FLOOR FLAT OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5UJ | £1,330,000 | 17/07/2025 | Flat |
| 93 TOP FLOOR FLAT ST MARKS ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JW | £1,500,000 | 15/07/2025 | Flat |
| 57 FLAT 3-7 OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5UJ | £845,000 | 30/01/2025 | Flat |
| 105 FLAT C OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6NF | £522,050 | 30/01/2025 | Flat |
| 35D ST CHARLES SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6EN | £1,795,000 | 18/12/2023 | Flat |
| 39 BASEMENT FLAT ST CHARLES SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6EN | £725,000 | 15/12/2023 | Flat |
| 63 FLAT 5 BASSETT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JR | £565,000 | 10/11/2023 | Flat |
| 58 FLAT 7 BASSETT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JP | £736,000 | 18/10/2023 | Flat |
| 33 FLAT 3 ST CHARLES SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6EN | £660,000 | 08/09/2023 | Flat |
| 106 FLAT 7 OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6NG | £700,000 | 18/08/2023 | Flat |
| [Same street] 72 OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5UW | £7,600,000 | 26/06/2023 | Detached |
| 34 FLAT 4 BASSETT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JL | £550,000 | 20/06/2023 | Flat |
| 77A ST MARKS ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JT | £1,250,000 | 02/05/2023 | Flat |
| 35A ST CHARLES SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6EN | £640,000 | 16/12/2022 | Flat |
| 59 FLAT 11 BASSETT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JR | £612,500 | 16/12/2022 | Flat |
| 83 STUDIO FLAT 3 CAMBRIDGE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JE | £325,000 | 18/11/2022 | Flat |
| [Same street] 90 OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5UW | £7,440,000 | 28/10/2022 | Detached |
| 59 FLAT 1 BASSETT ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 6JR | £800,000 | 03/10/2022 | Flat |
| [Same street] 74 FLAT 4 OXFORD GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W10 5UW | £650,000 | 24/06/2021 | Flat |

**Street average:** £5,230,000 (3 sales)
**Area average:** £878,153 (20 sales)

## Price vs local average

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

- **Local average:** £712,800 (31 Flat, W10, 2024–2026)
- **Deviation:** +15.7%

## Rental Range

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

- **Low:** £3,237/mo
- **Realistic:** £3,597/mo
- **Optimistic:** £3,957/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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, Chesterton Road, W10 | £3,683/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Cambridge Gardens, W10 | £2,470/mo | 2 | 0.31 miles | OpenRent |

**Average rent: £3,077/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £384,625
- **Target investor price (1%):** £307,700

*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 £3,077/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.3×
- **Monthly cashflow:** £-505/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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).*

## Price per Square Metre

- **£/m²:** £17,188/m²

## Capital growth trend

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

- **5y growth:** 22%
- **10y growth:** 16.8%

## House Price Index (HM Land Registry)

*Official index for Kensington and Chelsea; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -8.5%
- **5y growth (index):** -7.8%
- **10y growth (index):** -14.5%

## 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)