# 2 bedroom ground floor maisonette for sale (W2 6AP)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 132, THE COLONNADES, 34, PORCHESTER SQUARE, LONDON, LONDON, GREATER LONDON W2 6AP |
| Price | £695,000 |
| Bedrooms | 2 |
| Last sold | £250,000 Oct 2002 |

## Description

Giving the feel of a house, but having the convenience of a flat this well laid out maisonette offers excellent accomodation. On the ground floor there is a spacious reception, recently fitted kitchen and guest WC. Upstairs there are 2 double bedrooms and bathroom and access to a generously proportioned balcony. Long lease.

## Property Photos

- ![Photo](/listings/photos/7724739/464754)
- ![Photo](/listings/photos/7724739/464755)
- ![Photo](/listings/photos/7724739/464760)
- ![Photo](/listings/photos/7724739/464764)

## Floorplans

- ![Floorplan 1](/listings/photos/7724739/464769) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE COLONNADES, 34 FLAT 132 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AP | £250,000 | 29/10/2002 | 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] THE COLONNADES, 34 FLAT 106 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AP | £690,000 | 21/01/2026 | Flat |
| 218E GLOUCESTER TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6HU | £700,000 | 16/12/2025 | Flat |
| 18A PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AN | £500,000 | 05/12/2025 | Flat |
| PETERS COURT 121 PORCHESTER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5DS | £620,000 | 05/12/2025 | Flat |
| RALPH COURT FLAT 125 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5HU | £995,000 | 02/09/2025 | Flat |
| THE COLONNADES, 34 FLAT 274 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AT | £370,000 | 14/03/2025 | Flat |
| [Same street] THE COLONNADES, 34 FLAT 126 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AP | £735,000 | 08/05/2024 | Flat |
| [Same street] THE COLONNADES, 34 FLAT 108 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AP | £685,000 | 10/04/2024 | Flat |
| THE COLONNADES, 34 FLAT 260 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AT | £640,000 | 25/10/2023 | Flat |
| HATHERLEY COURT 27 HATHERLEY GROVE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5RD | £425,000 | 12/09/2023 | Flat |
| 163E PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ | £1,700,000 | 15/08/2023 | Flat |
| 25C WESTBOURNE GARDENS, BAYSWATER, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5NR | £825,000 | 03/08/2023 | Flat |
| 29E PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AN | £905,000 | 31/07/2023 | Flat |
| 169B PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ | £1,095,000 | 24/07/2023 | Flat |
| RALPH COURT FLAT 110 QUEENSWAY, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5HU | £775,000 | 14/07/2023 | Flat |
| 167A PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ | £472,000 | 21/06/2023 | Flat |
| RIVEN COURT 16 INVERNESS TERRACE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6JA | £535,000 | 19/06/2023 | Flat |
| PETERS COURT 135 PORCHESTER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5DT | £420,000 | 16/06/2023 | Flat |
| 169D PORCHESTER TERRACE NORTH, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6BJ | £555,000 | 12/05/2023 | Flat |
| 37A WESTBOURNE GARDENS, BAYSWATER, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5NR | £1,300,000 | 27/04/2023 | Flat |
| PETERS COURT 121 PORCHESTER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5DS | £545,000 | 21/04/2023 | Flat |
| THE COLONNADES, 34 FLAT 160 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AR | £570,000 | 14/04/2023 | Flat |
| PETERS COURT 131 PORCHESTER ROAD, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 5DS | £285,000 | 31/03/2023 | Flat |
| [Same street] THE COLONNADES, 34 FLAT 117 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AP | £495,000 | 05/09/2022 | Flat |
| [Same street] THE COLONNADES, 34 FLAT 116 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AP | £475,000 | 05/08/2022 | Flat |
| [Same street] THE COLONNADES, 34 FLAT 109 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AP | £440,000 | 09/05/2022 | Flat |
| [Same street] THE COLONNADES, 34 FLAT 120 PORCHESTER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W2 6AP | £515,000 | 15/11/2021 | Flat |

**Street average:** £576,429 (7 sales)
**Area average:** £711,600 (20 sales)

## Price vs local average

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

- **Local average:** £940,599 (102 Flat, W2, 2024–2026)
- **Deviation:** -26.1%

## 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, Porchester Square, W2 | £3,850/mo | 2 | 0.07 miles | OpenRent |

**Average rent: £3,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £481,250
- **Target investor price (1%):** £385,000

*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 £3,850/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15×
- **Monthly cashflow:** £703/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.2%

*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).*

## Capital growth trend

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

- **5y growth:** -13.8%
- **10y growth:** -37.8%

## 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)