Sold Flat

Upper Addison Gardens

London, W14, W14 8AJ

2 beds 1 baths Listed 6 Feb 2025 (-541d)

£1,250,000

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# 2 bedroom apartment for sale (W14 8AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Upper Addison Gardens, London, W14, W14 8AJ |
| Price | £1,250,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | G |
| Last sold | £587,500 |

## Description

Large open-plan reception with fully fitted open-plan kitchen, 2 double bedrooms, shower room. Communal gardens.

The kitchen is fully fitted and includes a dishwasher and tap that provides boiling water, and there is a separate utility room. The apartment has been cleverly designed so that through the use of sliding doors the apartment layout is versatile.

n.b. some photos have been virutally staged using CGIs for marketing & presentation purposes

Upper Addison Gardens is conveniently located within easy reach to Westfield shopping centre, picturesque Holland Park, and a wide choice of good schools, Notting Hill is also close by. The closest stations are Holland Park and Shepherds Bush.

Leasehold 999 years from 12th June 2018 with Share of Freehold

Service charge currently £3400 per annum

Ground rent Peppercorn

Royal Borough of Kensington & Chelsea

Council Tax Band: G

For the latest information on broadband and mobile coverage, please visit the Ofcom website

For eligibility for resident parking permits, please refer to the RBKC website   for further details.

## Property Photos

- ![Picture No. 19](/listings/photos/157863203/1612852) - Picture No. 19
- ![Picture No. 20](/listings/photos/157863203/1612853) - Picture No. 20
- ![Picture No. 23](/listings/photos/157863203/1612854) - Picture No. 23
- ![Picture No. 22](/listings/photos/157863203/1612855) - Picture No. 22
- ![Picture No. 21](/listings/photos/157863203/1612856) - Picture No. 21
- ![Picture No. 13](/listings/photos/157863203/1612858) - Picture No. 13
- ![Picture No. 04](/listings/photos/157863203/1612860) - Picture No. 04
- ![Picture No. 21](/listings/photos/157863203/1612863) - Picture No. 21
- ![Picture No. 16](/listings/photos/157863203/1612867) - Picture No. 16
- ![Picture No. 08](/listings/photos/157863203/1612868) - Picture No. 08
- ![Picture No. 07](/listings/photos/157863203/1612870) - Picture No. 07
- ![Picture No. 12](/listings/photos/157863203/1612871) - Picture No. 12
- ![Picture No. 14](/listings/photos/157863203/1612873) - Picture No. 14
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- ![Picture No. 15](/listings/photos/157863203/1612882) - Picture No. 15
- ![Picture No. 20](/listings/photos/157863203/1612884) - Picture No. 20

## Floorplans

- ![Picture No. 22](/listings/photos/157863203/1612886) - Picture No. 22

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/157863203/1612888) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £2,925,000 | 12/12/2005 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 67B ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HD | £560,000 | 12/12/2025 | Flat |
| CARLTON MANSIONS FLAT 7 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DW | £2,600,000 | 01/08/2025 | Flat |
| 25 FLAT A HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £925,000 | 31/07/2025 | Flat |
| 11 FLAT 3 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £850,000 | 28/03/2025 | Flat |
| 2 SECOND FLOOR FLAT UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AL | £2,250,000 | 16/12/2024 | Flat |
| 27 SECOND FLOOR FLAT HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £910,000 | 08/12/2023 | Flat |
| 28A ROYAL CRESCENT MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SY | £800,000 | 05/12/2023 | Flat |
| 19 FIRST FLOOR FLAT LOWER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BG | £880,000 | 10/11/2023 | Flat |
| 20 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £500,000 | 09/11/2023 | Flat |
| 135 FLAT E HOLLAND ROAD, HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AS | £615,000 | 22/08/2023 | Flat |
| 21 UPPER MAISONETTE WOODSTOCK GROVE, LONDON, HAMMERSMITH AND FULHAM, GREATER LONDON, W12 8LE | £890,000 | 09/06/2023 | Flat |
| 29 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SN | £600,000 | 06/06/2023 | Flat |
| 40 FLAT 1 ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HB | £885,000 | 26/05/2023 | Flat |
| 15 UPPER MAISONETTE AT ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £1,250,000 | 22/05/2023 | Flat |
| 20 FIRST FLOOR FLAT WOODSTOCK GROVE, LONDON, HAMMERSMITH AND FULHAM, GREATER LONDON, W12 8LE | £510,000 | 17/05/2023 | Flat |
| FITZCLARENCE HOUSE, 175 - 177 FLAT 4 HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UL | £945,000 | 28/04/2023 | Flat |
| 30 FLAT 3 ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HB | £625,000 | 28/04/2023 | Flat |
| 117B HOLLAND ROAD, HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AS | £582,500 | 19/04/2023 | Flat |
| 25C HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £1,300,000 | 06/04/2023 | Flat |
| 11 HANSARD MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BJ | £680,000 | 29/03/2023 | Flat |
| [Same street] 40 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £2,964,999 | 31/01/2023 | Flat |
| [Same street] 39 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £8,500,000 | 29/04/2022 | Terraced |
| [Same street] 28 FLAT 4 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ | £955,000 | 06/08/2021 | Flat |

**Street average:** £4,140,000 (3 sales)
**Area average:** £957,875 (20 sales)

## Price vs local average

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

- **Local average:** £729,616 (103 Flat, W14, 2024–2026)
- **Deviation:** +71.3%

## Rental Range

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

- **Low:** £3,236/mo
- **Realistic:** £3,596/mo
- **Optimistic:** £3,956/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

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £449,500
- **Target investor price (1%):** £359,600

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 18.8%
- **10y growth:** -22.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -9%
- **5y growth (index):** -4.2%
- **10y growth (index):** -12.3%

## 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)

Picture No. 19 Picture No. 20 Picture No. 23 Picture No. 22 Picture No. 21 Picture No. 13 Picture No. 04 Picture No. 21 Picture No. 16 Picture No. 08 Picture No. 07 Picture No. 12 Picture No. 14 Picture No. 09 Picture No. 10 Picture No. 11 Picture No. 05 Picture No. 15 Picture No. 20

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Property details

Council tax band

Last sold

£587,500

Local average

£729,616 (+71.3%)

Deprivation

Decile 5 (16,418 of 33,755)

Street crime

1588 incidents within 1 mile (May 2026)

Key features

Refurbished to a high standard
Large communal gardens
Two bedrooms
Stylishly decorated
First floor period conversion
Closest stations - Holland Park and Shepherds Bush

Additional details

Parking: Yes
Garden: Yes

Description

Impressive first floor, two bedroom apartment finished to a very high standard and located along a popular tree lined residential road in Prime Holland Park and with access to the immaculate landscaped gardens. EPC rating: C.

Large open-plan reception with fully fitted open-plan kitchen, 2 double bedrooms, shower room. Communal gardens.

The kitchen is fully fitted and includes a dishwasher and tap that provides boiling water, and there is a separate utility room. The apartment has been cleverly designed so that through the use of sliding doors the apartment layout is versatile.

n.b. some photos have been virutally staged using CGIs for marketing & presentation purposes

Upper Addison Gardens is conveniently located within easy reach to Westfield shopping centre, picturesque Holland Park, and a wide choice of good schools, Notting Hill is also close by. The closest stations are Holland Park and Shepherds Bush.

Leasehold 999 years from 12th June 2018 with Share of Freehold
Service charge currently £3400 per annum
Ground rent Peppercorn

Royal Borough of Kensington & Chelsea
Council Tax Band: G

For the latest information on broadband and mobile coverage, please visit the Ofcom website

For eligibility for resident parking permits, please refer to the RBKC website for further details.

Listed by

Kensington & Chelsea

Carter Jonas

Reference: 157863203

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 22

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	12/12/2005 (20 years ago)	£2,925,000	—

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
67B ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HD	£560,000	12/12/2025	Flat
CARLTON MANSIONS FLAT 7 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DW	£2,600,000	01/08/2025	Flat
25 FLAT A HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA	£925,000	31/07/2025	Flat
11 FLAT 3 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£850,000	28/03/2025	Flat
2 SECOND FLOOR FLAT UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AL	£2,250,000	16/12/2024	Flat
27 SECOND FLOOR FLAT HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA	£910,000	08/12/2023	Flat
28A ROYAL CRESCENT MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SY	£800,000	05/12/2023	Flat
19 FIRST FLOOR FLAT LOWER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BG	£880,000	10/11/2023	Flat
20 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£500,000	09/11/2023	Flat
135 FLAT E HOLLAND ROAD, HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AS	£615,000	22/08/2023	Flat
21 UPPER MAISONETTE WOODSTOCK GROVE, LONDON, HAMMERSMITH AND FULHAM, GREATER LONDON, W12 8LE	£890,000	09/06/2023	Flat
29 FLAT 4 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SN	£600,000	06/06/2023	Flat
40 FLAT 1 ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HB	£885,000	26/05/2023	Flat
15 UPPER MAISONETTE AT ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£1,250,000	22/05/2023	Flat
20 FIRST FLOOR FLAT WOODSTOCK GROVE, LONDON, HAMMERSMITH AND FULHAM, GREATER LONDON, W12 8LE	£510,000	17/05/2023	Flat
FITZCLARENCE HOUSE, 175 - 177 FLAT 4 HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UL	£945,000	28/04/2023	Flat
30 FLAT 3 ELSHAM ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8HB	£625,000	28/04/2023	Flat
117B HOLLAND ROAD, HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AS	£582,500	19/04/2023	Flat
25C HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA	£1,300,000	06/04/2023	Flat
11 HANSARD MEWS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8BJ	£680,000	29/03/2023	Flat
Same street 40 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ	£2,964,999	31/01/2023	Flat
Same street 39 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ	£8,500,000	29/04/2022	Terraced
Same street 28 FLAT 4 UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AJ	£955,000	06/08/2021	Flat

Street average: £4,140,000 (3 sales)

Area average: £957,875 (20 sales)

Capital growth trend

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

5y growth 18.8%

10y growth -22.6%

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

1y (index) -9%

5y (index) -4.2%

10y (index) -12.3%

Rental Range

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

Low £3,236/mo

Realistic £3,596/mo

Optimistic £3,956/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 W14 8AJ

Address

35 Upper Addison Gardens

Nearby

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

Type	Name	Distance
Bus stop	Holland Road / Upper Addison Gardens	0.1 miles
Shop	Twelve Dry Cleaners	0.1 miles
Shop	Jazz's Barbers	0.1 miles
Train station	Shepherd's Bush	0.2 miles
University	Scale Space White City	0.9 miles
University	Kennet West Skills Centre	1.6 miles
Hospital	Bridge Lane Health Centre	2.9 miles
Hospital	The Portland Hospital	3.3 miles

Street-level crime

Category	Count
Anti-social behaviour	357
Violence and sexual offences	342
Shoplifting	285
Other theft	151
Public order	96
Vehicle crime	87
Theft from the person	76
Burglary	64
Drugs	53
Bicycle theft	35
Robbery	20
Other crime	12
Possession of weapons	6
Criminal damage and arson	4
Total incidents	1588

Within 1 mile during May 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
The Cardinal Vaughan Memorial RC School	Secondary	0.1 miles	Outstanding — 17 Jan 2022
Norland Place School	Other	0.2 miles	— (No rating)
SIAL	Other	0.2 miles	Good — 25 May 2023
St Mary's Catholic Primary School	Primary	0.4 miles	Good — 11 Dec 2014
Addison Primary School	Primary	0.4 miles	Good — 4 Nov 2011

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.29%

Max investor price (0.8%) £449,500

Target investor price (1%) £359,600

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).