# 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 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. ## 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 - ![Picture No. 09](/listings/photos/157863203/1612875) - Picture No. 09 - ![Picture No. 10](/listings/photos/157863203/1612877) - Picture No. 10 - ![Picture No. 11](/listings/photos/157863203/1612878) - Picture No. 11 - ![Picture No. 05](/listings/photos/157863203/1612881) - Picture No. 05 - ![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:** -21.6% ## 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)