Sold STC Flat

FLAT A

25 HOLLAND PARK GARDENS, LONDON, GREATER LONDON W14 8EA

1 beds 1 baths 947 sq ft Listed 21 Mar 2024 (-814d)

£1,000,000

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# 1 bedroom flat for sale (W14 8EA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT A, 25 HOLLAND PARK GARDENS, LONDON, GREATER LONDON W14 8EA |
| Price | £1,000,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | F |
| Construction age | England and Wales: before 1900 |
| Floor area | 88 m² |
| Last sold | £925,000 Jul 2025 |

## Description

Holland Park Avenue is well located for the shopping, restaurants and local amenities of Holland Park, Notting Hill and Kensington High Street.

## Property Photos

- ![Exterior](/listings/photos/145974344/647148) - Exterior
- ![Reception](/listings/photos/145974344/647150) - Reception
- ![Rear](/listings/photos/145974344/647151) - Rear
- ![Kitchen](/listings/photos/145974344/647152) - Kitchen
- ![Bedroom](/listings/photos/145974344/647154) - Bedroom
- ![Hall](/listings/photos/145974344/647155) - Hall
- ![Bathroom](/listings/photos/145974344/647156) - Bathroom
- ![Rear](/listings/photos/145974344/647157) - Rear

## Floorplans

- ![Floorplan](/listings/photos/145974344/647159) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/145974344/647160) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 FLAT A HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £925,000 | 31/07/2025 | 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 |
|---------|-------|------|------|
| CARLTON MANSIONS FLAT 7 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DW | £2,600,000 | 01/08/2025 | 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 |
| [Same street] 27 SECOND FLOOR FLAT HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £910,000 | 08/12/2023 | 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 |
| 81 FLAT 5 HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3RZ | £8,000,000 | 03/05/2023 | Flat |
| FITZCLARENCE HOUSE, 175 - 177 FLAT 4 HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UL | £945,000 | 28/04/2023 | Flat |
| [Same street] 25C HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £1,300,000 | 06/04/2023 | Flat |
| ABBOTSBURY HOUSE FLAT 13 ABBOTSBURY ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EN | £1,250,000 | 01/12/2022 | Flat |
| CARLTON MANSIONS FLAT 3 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DW | £2,850,000 | 21/11/2022 | Flat |
| ABBOTSBURY HOUSE FLAT 27 ABBOTSBURY ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EN | £1,705,000 | 11/11/2022 | Flat |
| 81 FLAT 4 HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3RZ | £8,225,000 | 28/10/2022 | 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 |
| 99 FLAT 5 ADDISON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DD | £904,000 | 20/09/2022 | Flat |
| 86F HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3RZ | £1,900,000 | 26/08/2022 | Flat |
| 2 FIRST FLOOR FLAT UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AL | £775,000 | 24/08/2022 | Flat |
| 3 FLAT 1 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL | £1,365,000 | 29/07/2022 | Flat |
| [Same street] 24 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA | £2,610,000 | 06/09/2021 | Flat |

**Street average:** £1,606,667 (3 sales)
**Area average:** £1,965,150 (20 sales)

## Price vs local average

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

- **Local average:** £729,189 (95 Flat, W14, 2024–2026)
- **Deviation:** +37.1%

## 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):** £773/mo

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £449,625
- **Target investor price (1%):** £359,700

*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.*

## Price per Square Metre

- **£/m²:** £11,364/m²

## Capital growth trend

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

- **5y growth:** 6.1%
- **10y growth:** -31.1%

## 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)

Exterior Reception Rear Kitchen Bedroom Hall Bathroom Rear

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Property details

Tenure

LEASEHOLD

Floor area

88 m²

Council tax band

Year built

England and Wales: before 1900

Last sold

£925,000 Jul 2025

Price per m²

£11,364/m²

Local average

£729,189 (+37.1%)

Deprivation

Decile 5 (16,418 of 33,755)

Street crime

1475 incidents within 1 mile (Apr 2026)

Description

A spacious and well-proportioned apartment situated in a period building located moments from Holland Park itself. The property benfits from direct access to the communal garden. The flat comprises one bedroom, a large reception room, a separate kitchen, bathroom, cloakroom and has ample storage throughout.

Holland Park Avenue is well located for the shopping, restaurants and local amenities of Holland Park, Notting Hill and Kensington High Street.

Listed by

Kensington

Countrywide John D Wood & Co. Sales - Connells

Reference: 145974344

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	31/07/2025 (10 months ago)	£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
CARLTON MANSIONS FLAT 7 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DW	£2,600,000	01/08/2025	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
Same street 27 SECOND FLOOR FLAT HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA	£910,000	08/12/2023	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
81 FLAT 5 HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3RZ	£8,000,000	03/05/2023	Flat
FITZCLARENCE HOUSE, 175 - 177 FLAT 4 HOLLAND PARK AVENUE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4UL	£945,000	28/04/2023	Flat
Same street 25C HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA	£1,300,000	06/04/2023	Flat
ABBOTSBURY HOUSE FLAT 13 ABBOTSBURY ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EN	£1,250,000	01/12/2022	Flat
CARLTON MANSIONS FLAT 3 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DW	£2,850,000	21/11/2022	Flat
ABBOTSBURY HOUSE FLAT 27 ABBOTSBURY ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EN	£1,705,000	11/11/2022	Flat
81 FLAT 4 HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3RZ	£8,225,000	28/10/2022	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
99 FLAT 5 ADDISON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8DD	£904,000	20/09/2022	Flat
86F HOLLAND PARK, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 3RZ	£1,900,000	26/08/2022	Flat
2 FIRST FLOOR FLAT UPPER ADDISON GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8AL	£775,000	24/08/2022	Flat
3 FLAT 1 ROYAL CRESCENT, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W11 4SL	£1,365,000	29/07/2022	Flat
Same street 24 HOLLAND PARK GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W14 8EA	£2,610,000	06/09/2021	Flat

Street average: £1,606,667 (3 sales)

Area average: £1,965,150 (20 sales)

Capital growth trend

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

5y growth 6.1%

10y growth -31.1%

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%

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: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W14 8EA

Nearby

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

Type	Name	Distance
Bus stop	Norland Square	0.1 miles
Shop	Polish’d London Nail Bar	0.1 miles
Bus stop	Royal Crescent	0.1 miles
Shop	Kaplan Aveda	0.1 miles
Train station	Shepherd's Bush	0.3 miles
University	Scale Space White City	0.8 miles
University	Kennet West Skills Centre	1.5 miles
Hospital	Bridge Lane Health Centre	3.0 miles
Hospital	The Portland Hospital	3.2 miles

Street-level crime

Category	Count
Violence and sexual offences	304
Anti-social behaviour	293
Shoplifting	261
Other theft	130
Public order	113
Vehicle crime	93
Theft from the person	63
Drugs	55
Burglary	50
Criminal damage and arson	42
Robbery	24
Bicycle theft	20
Possession of weapons	14
Other crime	13
Total incidents	1475

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
The Cardinal Vaughan Memorial RC School	Secondary	0.1 miles	Outstanding — 17 Jan 2022
St Clement and St James CofE Primary School	Primary	0.3 miles	Good — 16 Jul 2023
St Anne's & Avondale Park Nursery School	Nursery	0.4 miles	Good — 12 Mar 2024

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.36%

Max investor price (0.8%) £449,625

Target investor price (1%) £359,700

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).