Sold Flat

5A

ECCLESTON SQUARE, LONDON, GREATER LONDON SW1V 1NP

2 beds 2 baths 101 m² Listed 3 May 2016 (-3697d)

£899,950

Reduced on 4 Nov 2016

Save

# 2 bedroom flat for sale (SW1V 1NP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5A, ECCLESTON SQUARE, LONDON, GREATER LONDON SW1V 1NP |
| Price | £899,950 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £891,500 Jun 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/03/2027
- **Current heating cost:** £733/year
- **Est. upgrade cost to C:** £15,530

### Recommendations
- Q (£4,000 - £14,000)
- D (£80 - £120)
- E (£30)
- L2 (£1,200 - £1,800)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8403-2309-7629-9876-8733)

## Description

Eccelston Square is one of Pimlico’s most prestigious addresses and is within immediate access to Victoria station. As well as also enjoying both extensive shopping and entertaining facilities of Victoria Street and the local conveniences of Warwick Way. Neighbouring Belgravia and Sloane Square are also within easy walking distance.

## Property Photos

- ![Reception Room](/listings/photos/41645538/330575) - Reception Room
- ![Reception Room](/listings/photos/41645538/330576) - Reception Room
- ![Reception Room](/listings/photos/41645538/330577) - Reception Room
- ![Other](/listings/photos/41645538/330578) - Other
- ![Kitchen](/listings/photos/41645538/330579) - Kitchen
- ![Master Bedroom](/listings/photos/41645538/330581) - Master Bedroom
- ![Master Bedroom](/listings/photos/41645538/330583) - Master Bedroom
- ![Bathroom](/listings/photos/41645538/330585) - Bathroom
- ![Second Bedroom](/listings/photos/41645538/330587) - Second Bedroom
- ![Second Bedroom](/listings/photos/41645538/330590) - Second Bedroom
- ![Exterior](/listings/photos/41645538/330592) - Exterior
- ![Exterior](/listings/photos/41645538/330595) - Exterior
- ![Exterior](/listings/photos/41645538/330597) - Exterior
- ![Exterior](/listings/photos/41645538/330599) - Exterior
- ![Exterior](/listings/photos/41645538/330600) - Exterior

## Floorplans

- ![Floorplan](/listings/photos/41645538/330601) - Floorplan

## EPC Graphs

- ![EPC 1](/listings/photos/41645538/330602) - EPC 1
- ![EPC 2](/listings/photos/41645538/330603) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5A ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £891,500 | 09/06/2017 | 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] 3A ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £410,000 | 24/09/2025 | Flat |
| [Same street] 11 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP | £685,750 | 10/09/2024 | Flat |
| 26A HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RP | £425,000 | 15/11/2023 | 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 |
| 14 FLAT 5 ST GEORGES DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 4BL | £500,000 | 10/08/2023 | 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 |
| 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 |
| 61 - 62 FLAT 4 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PH | £1,609,005 | 10/08/2022 | Flat |
| 71 FLAT 2 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ | £1,300,000 | 19/07/2022 | 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 |
| ROYAL BELGRAVE HOUSE FLAT 45 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR | £910,000 | 16/05/2022 | Flat |
| ROYAL BELGRAVE HOUSE FLAT 46 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR | £860,000 | 31/03/2022 | Flat |
| ROYAL BELGRAVE HOUSE FLAT 50 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR | £1,175,000 | 14/02/2022 | Flat |
| 4C HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RP | £695,000 | 10/02/2022 | Flat |
| 47 - 51 FLAT 11 GILLINGHAM STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1HS | £870,000 | 21/12/2021 | Flat |
| 14 FLAT 1 ST GEORGES DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 4BL | £576,250 | 08/11/2021 | 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:** £1,625,275 (10 sales)
**Area average:** £1,118,263 (20 sales)

## Price vs local average

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

- **Local average:** £780,509 (50 Flat, SW1V, 2024–2026)
- **Deviation:** +15.3%

## 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:** 0.49% (weak for cashflow)
- **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:** 5.9%
- **Cost-to-rent:** 16.9×
- **Monthly cashflow:** £436/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2%

*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:** £8,910/m²

## Capital growth trend

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

- **5y growth:** 21.4%
- **10y growth:** 3.8%

## 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 Reception Room Reception Room Other Kitchen Master Bedroom Master Bedroom Bathroom Second Bedroom Second Bedroom Exterior Exterior Exterior Exterior Exterior

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Property details

Tenure

LEASEHOLD

Floor area

101 m²

EPC rating

Last sold

£891,500 Jun 2017

Price per m²

£8,910/m²

Local average

£780,509 (+15.3%)

Deprivation

Decile 4 (10,871 of 33,755)

Street crime

1345 incidents within 1 mile (Apr 2026)

Key features

2 bedrooms
2 bathrooms
1 reception room
Communal garden

Additional details

Garden: Yes

Description

A wonderful opportunity to purchase this delightful two bedroom garden flat, located on the beautifully landscaped and private Eccleston Square. Spanning over 900 square foot this spacious flat comprises two bedrooms both with built in storage, one bathroom, guest WC, separate kitchen and a good sized reception room, perfect for entertaining. The property also benefits from its own private patio space as well as enjoying access to the award winning garden square.

Eccelston Square is one of Pimlico’s most prestigious addresses and is within immediate access to Victoria station. As well as also enjoying both extensive shopping and entertaining facilities of Victoria Street and the local conveniences of Warwick Way. Neighbouring Belgravia and Sloane Square are also within easy walking distance.

Listed by

Pimlico

Douglas & Gordon

Reference: 41645538

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 30/03/2017

Expiry date: 29/03/2027

Current heating cost: £733/year

Potential heating cost: £337/year

Est. upgrade cost to C: £15,530

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£30)
High heat retention storage heaters (£1,200 - £1,800)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC 1

EPC 2

Price history

Event	Date	Price	% change
Sold	09/06/2017 (9 years ago)	£891,500	—

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
Same street 5 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£615,000	05/01/2026	Flat
Same street 3A ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£410,000	24/09/2025	Flat
Same street 11 FLAT 3 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1NP	£685,750	10/09/2024	Flat
26A HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RP	£425,000	15/11/2023	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
14 FLAT 5 ST GEORGES DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 4BL	£500,000	10/08/2023	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
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
61 - 62 FLAT 4 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PH	£1,609,005	10/08/2022	Flat
71 FLAT 2 ECCLESTON SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1PJ	£1,300,000	19/07/2022	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
ROYAL BELGRAVE HOUSE FLAT 45 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR	£910,000	16/05/2022	Flat
ROYAL BELGRAVE HOUSE FLAT 46 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR	£860,000	31/03/2022	Flat
ROYAL BELGRAVE HOUSE FLAT 50 HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RR	£1,175,000	14/02/2022	Flat
4C HUGH STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1RP	£695,000	10/02/2022	Flat
47 - 51 FLAT 11 GILLINGHAM STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 1HS	£870,000	21/12/2021	Flat
14 FLAT 1 ST GEORGES DRIVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1V 4BL	£576,250	08/11/2021	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: £1,625,275 (10 sales)

Area average: £1,118,263 (20 sales)

Capital growth trend

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

5y growth 21.4%

10y growth 3.8%

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
Hospital	Gordon Hospital	0.4 miles
Hospital	Vincent Square Clinic	0.4 miles
University	University of the Arts London	1.2 miles
University	National Heart and Lung Institute	1.2 miles

Street-level crime

Category	Count
Anti-social behaviour	299
Violence and sexual offences	220
Other theft	177
Theft from the person	173
Shoplifting	146
Public order	76
Criminal damage and arson	54
Vehicle crime	54
Robbery	37
Drugs	36
Burglary	35
Bicycle theft	18
Other crime	10
Possession of weapons	10
Total incidents	1345

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 0.49%

Max investor price (0.8%) £556,250

Target investor price (1%) £445,000

Gross yield 5.9%

Cost-to-rent ratio 16.9×

Monthly cashflow £436/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2%

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).