# 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 |
| Last sold | £925,000 Jul 2025 |

## 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.

## 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

## 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 |
|------|------|------|------|------|
| Studio Flat, Holland Park Gardens, W14 | £1,599/mo | 1 | 0.04 miles | OpenRent |
| Studio Flat, Holland Park Gardens, W14 | £1,650/mo | 1 | 0.04 miles | OpenRent |
| 1 Bed Flat, Holland Park Gardens, W14 | £1,900/mo | 1 | 0.04 miles | OpenRent |
| 1 Bed Flat, Greater London, W11 | £2,500/mo | 1 | 0.22 miles | OpenRent |
| 1 Bed Flat, Sinclair Road, W14 | £1,615/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Sinclair Gardens, W14 | £1,850/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Penthouse, Sinclair Gardens, W14 | £1,998/mo | 1 | 0.31 miles | OpenRent |
| 1 Bed Flat, Elsham Road, W14 | £2,200/mo | 1 | 0.32 miles | OpenRent |
| Studio Flat, Bolingbroke Road, W14 | £1,550/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Flat, Russell Gardens, W14 | £1,995/mo | 1 | 0.35 miles | OpenRent |
| 1 Bed Flat, Sinclair Road, W14 | £2,000/mo | 1 | 0.39 miles | OpenRent |
| 1 Bed Flat, Uxbridge Road, W12 | £1,500/mo | 1 | 0.4 miles | OpenRent |
| 1 Bed Flat, Russell Road, W14 | £2,700/mo | 1 | 0.42 miles | OpenRent |
| Studio Flat, Rockley Court, W14 | £1,700/mo | 1 | 0.43 miles | OpenRent |
| 1 Bed Flat, Ladbroke Grove House, W11 | £5,950/mo | 1 | 0.52 miles | OpenRent |
| 1 Bed Flat, Kensington, W8 | £2,950/mo | 1 | 0.55 miles | OpenRent |
| Studio Flat, Blythe Road, W14 | £1,235/mo | 1 | 0.56 miles | OpenRent |
| 1 Bed Flat, Shepherds Bush Road, W6 | £2,300/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Shepherds Bush Road, W6 | £2,350/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Sulgrave Road, W6 | £1,600/mo | 1 | 0.57 miles | OpenRent |

**Average rent: £2,087/mo (23 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £243,500
- **Target investor price (1%):** £194,800

*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 £1,948/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 42.8×
- **Monthly cashflow:** £-2,210/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.1%

*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).*

## Capital growth trend

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

- **5y growth:** 11.3%
- **10y growth:** -27.7%

## 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)