Sold Flat

LOWER GROUND FLOOR

39 NORLAND SQUARE, LONDON, LONDON, GREATER LONDON W11 4PZ

2 beds 1 baths Listed 25 Jul 2023 (-1056d)

£1,075,000

Guide Price

Reduced on 17 Oct 2023

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# 2 bedroom flat for sale (W11 4PZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | LOWER GROUND FLOOR, 39 NORLAND SQUARE, LONDON, LONDON, GREATER LONDON W11 4PZ |
| Price | £1,075,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | F |
| Last sold | £447,500 Aug 2002 |

## Description

This is a rare opportunity to acquire a mature 80ft long and west-facing walled garden, with a microclimate capable of growing fruiting bananas and fig trees, it is flooded with sunlight late into the afternoon.

The property comes with access to Norland Square Gardens, a dog-friendly, beautifully maintained private communal garden across the road.  Tennis enthusiasts will appreciate the availability of a tennis court within the gardens, perfect for engaging in friendly matches or honing their skills.

The exclusive location benefits from a wide range of boutiques, cafes, shops, and restaurants along Holland Park Avenue and in Notting Hill. The nearby green spaces of Holland Park, Hyde Park, and Kensington Park Gardens provide ample recreational opportunities.Transportation options are abundant, with the convenience of Holland Park Central Line tube station, various bus routes, and easy access to major roadways including the M4, M40, and to Heathrow Airport.

## Property Photos

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## Floorplans

- ![Floor Plan - 39a Nor](/listings/photos/137846318/525268) - Floor Plan - 39a Nor

## EPC Graphs

- ![Generated EPC Graph.](/listings/photos/137846318/525269) - Generated EPC Graph.

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 LOWER GROUND FLOOR NORLAND SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4PZ | £447,500 | 29/08/2002 | 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 3 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £850,000 | 28/03/2025 | Flat |
| NORLAND SQUARE MANSIONS, 53 FLAT 7 NORLAND SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4PY | £485,000 | 24/11/2023 | Flat |
| 20 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £500,000 | 09/11/2023 | Flat |
| 153 FLAT 3 HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UX | £179,000 | 21/08/2023 | Flat |
| 15 UPPER MAISONETTE AT ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £1,250,000 | 22/05/2023 | Flat |
| 21 FLAT 1 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £910,000 | 26/10/2022 | Flat |
| 21 FLAT 1 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £910,000 | 26/10/2022 | Flat |
| 1 FLAT B ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £1,450,000 | 21/09/2022 | Flat |
| 3 FLAT 1 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £1,365,000 | 29/07/2022 | Flat |
| 20 FLAT 2 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £595,000 | 27/06/2022 | Flat |
| 10 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £2,120,000 | 31/05/2022 | Flat |
| 10 QUEENSDALE WALK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4QQ | £2,595,000 | 17/03/2022 | Flat |
| 136 FIRST FLOOR FLAT HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UE | £800,000 | 09/12/2021 | Flat |
| 1 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £627,500 | 23/06/2021 | Flat |
| 174 BASEMENT HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UH | £500,000 | 16/06/2021 | Flat |

**Area average:** £1,009,100 (15 sales)

## Price vs local average

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

- **Local average:** £1,339,252 (59 Flat, W11, 2024–2026)
- **Deviation:** -19.7%

## 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, Holland Park, W11 | £4,498/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Elsham Road, W14 | £6,000/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Elsham Road, W14 | £6,000/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Richmond Way, W14 | £3,012/mo | 2 | 0.5 miles | OpenRent |

**Average rent: £4,878/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £656,125
- **Target investor price (1%):** £524,900

*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 £5,249/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 17.1×
- **Monthly cashflow:** £466/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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:** -28.7%
- **10y growth:** 0.4%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Council tax band

Last sold

£447,500 Aug 2002

Local average

£1,339,252 (-19.7%)

Deprivation

Decile 8 (24,068 of 33,755)

Street crime

1509 incidents within 1 mile (Apr 2026)

Key features

1 - 2 bedrooms
1 reception room
1 bathroom

Description

This charming apartment is situated in a sought-after garden square location. With a spacious living room, large principal bedroom, spare single bedroom or home office and extensive parquet flooring throughout.

This is a rare opportunity to acquire a mature 80ft long and west-facing walled garden, with a microclimate capable of growing fruiting bananas and fig trees, it is flooded with sunlight late into the afternoon.

The property comes with access to Norland Square Gardens, a dog-friendly, beautifully maintained private communal garden across the road. Tennis enthusiasts will appreciate the availability of a tennis court within the gardens, perfect for engaging in friendly matches or honing their skills.

The exclusive location benefits from a wide range of boutiques, cafes, shops, and restaurants along Holland Park Avenue and in Notting Hill. The nearby green spaces of Holland Park, Hyde Park, and Kensington Park Gardens provide ample recreational opportunities.Transportation options are abundant, with the convenience of Holland Park Central Line tube station, various bus routes, and easy access to major roadways including the M4, M40, and to Heathrow Airport.

Listed by

Notting Hill

Knight Frank

Reference: 137846318

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan - 39a Nor

EPC Graphs

Generated EPC Graph.

Price history

Event	Date	Price	% change
Sold	29/08/2002 (23 years ago)	£447,500	—

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 3 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£850,000	28/03/2025	Flat
NORLAND SQUARE MANSIONS, 53 FLAT 7 NORLAND SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4PY	£485,000	24/11/2023	Flat
20 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£500,000	09/11/2023	Flat
153 FLAT 3 HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UX	£179,000	21/08/2023	Flat
15 UPPER MAISONETTE AT ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£1,250,000	22/05/2023	Flat
21 FLAT 1 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£910,000	26/10/2022	Flat
21 FLAT 1 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£910,000	26/10/2022	Flat
1 FLAT B ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£1,450,000	21/09/2022	Flat
3 FLAT 1 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£1,365,000	29/07/2022	Flat
20 FLAT 2 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£595,000	27/06/2022	Flat
10 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£2,120,000	31/05/2022	Flat
10 QUEENSDALE WALK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4QQ	£2,595,000	17/03/2022	Flat
136 FIRST FLOOR FLAT HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UE	£800,000	09/12/2021	Flat
1 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£627,500	23/06/2021	Flat
174 BASEMENT HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UH	£500,000	16/06/2021	Flat

Area average: £1,009,100 (15 sales)

Capital growth trend

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

5y growth -28.7%

10y growth 0.4%

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

1y (index) -8.5%

5y (index) -7.8%

10y (index) -14.5%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 39 NORLAND SQUARE LIMITED (3253348)

Rental Range

Estimated market rent for Kensington and Chelsea. Low = conservative, Realistic = average, Optimistic = best case.

Low £3,237/mo

Realistic £3,597/mo

Optimistic £3,957/mo

Based on Local Authority from postcode lookup → Kensington and Chelsea.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W11 4PZ

Nearby

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

Type	Name	Distance
Shop	Polish’d London Nail Bar	0.1 miles
Shop	Kaplan Aveda	0.1 miles
Bus stop	Norland Square	0.1 miles
Train station	Holland Park	0.3 miles
Train station	Shepherd's Bush	0.3 miles
University	Scale Space White City	0.7 miles
University	Kennet West Skills Centre	1.3 miles
Hospital	Bridge Lane Health Centre	3.0 miles
Hospital	The Portland Hospital	3.1 miles

Street-level crime

Category	Count
Anti-social behaviour	319
Violence and sexual offences	307
Shoplifting	262
Other theft	131
Public order	109
Vehicle crime	97
Theft from the person	68
Drugs	53
Burglary	48
Criminal damage and arson	41
Robbery	28
Bicycle theft	22
Other crime	12
Possession of weapons	12
Total incidents	1509

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
Norland Place School	Other	0.1 miles	— (No rating)
SIAL	Other	0.1 miles	Good — 25 May 2023
St Clement and St James CofE Primary School	Primary	0.1 miles	Good — 16 Jul 2023
The Cardinal Vaughan Memorial RC School	Secondary	0.2 miles	Outstanding — 17 Jan 2022
St Anne's & Avondale Park Nursery School	Nursery	0.3 miles	Good — 12 Mar 2024

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, Holland Park, W11	£4,498/mo	2	0.21 miles	OpenRent
2 Bed Flat, Elsham Road, W14	£6,000/mo	2	0.37 miles	OpenRent
2 Bed Flat, Elsham Road, W14	£6,000/mo	2	0.4 miles	OpenRent
2 Bed Flat, Richmond Way, W14	£3,012/mo	2	0.5 miles	OpenRent

Average rent: £4,878/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £656,125

Target investor price (1%) £524,900

Gross yield 5.9%

Cost-to-rent ratio 17.1×

Monthly cashflow £466/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.8%

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).