# 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 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. ## 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:** 20.3% - **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)