# 2 bedroom apartment for sale (SW3 2RS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 CADOGAN GARDENS, LONDON, LONDON, GREATER LONDON SW3 2RS |
| Price | £2,250,000 |
| Bedrooms | 2 |
| Last sold | £140,000 Apr 2004 |

## Description

A lateral two Double Bedroom Second Floor apartment offered for sale in good decorative order throughout. The property benefits from a lift, share of freehold, access to the communal gardens and a caretaker.

## Property Photos

- ![Photo](/listings/photos/32251432/364811)
- ![Photo](/listings/photos/32251432/364813)
- ![Photo](/listings/photos/32251432/364814)
- ![Photo](/listings/photos/32251432/364815)

## Floorplans

- ![Floorplan 1](/listings/photos/32251432/364821) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £140,000 | 30/04/2004 | 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 |
|---------|-------|------|------|
| 83 FLAT 3 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RB | £1,875,000 | 05/12/2025 | Flat |
| 70 - 72 FLAT 12 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £3,300,000 | 10/10/2025 | Flat |
| 76 - 82 FLAT 11 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £2,660,000 | 22/01/2025 | Flat |
| 70 - 72 FLAT 10 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £2,900,088 | 12/04/2024 | Flat |
| 70 - 72 FLAT 12 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £2,075,000 | 30/11/2023 | Flat |
| [Same street] 14 FLAT 4 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £1,830,000 | 09/11/2023 | Flat |
| 105 GROUND FLOOR FLAT CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RF | £5,950,000 | 31/08/2023 | Flat |
| 70 - 72 FLAT 1 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £2,675,000 | 20/06/2023 | Flat |
| [Same street] 12 FLAT 4 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £1,600,000 | 19/05/2023 | Flat |
| [Same street] 16 FLAT 1 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £740,000 | 11/04/2023 | Flat |
| 87 FLAT 9 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RD | £6,225,000 | 31/03/2023 | Flat |
| 66 FLAT 2 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £1,950,000 | 22/03/2023 | Flat |
| 23 FLAT F CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RW | £4,000,000 | 08/12/2022 | Flat |
| 47 FLAT 5 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2TH | £2,950,000 | 02/12/2022 | Flat |
| 70 - 72 FLAT 2 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £175,000 | 18/11/2022 | Flat |
| [Same street] 2 - 4 FLAT 6 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £2,340,000 | 11/11/2022 | Flat |
| [Same street] 4 FLAT 4 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £80,000 | 11/11/2022 | Other |
| [Same street] BASEMENT VAULTS, 4 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £80,000 | 11/11/2022 | Other |
| [Same street] 6 FLAT 5F CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £80,000 | 11/11/2022 | Other |
| [Same street] 2 - 4 FLAT 2 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £80,000 | 11/11/2022 | Other |
| 66 FLAT 6 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £1,100,000 | 10/11/2022 | Flat |
| 74 FLAT 5 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0EA | £1,392,500 | 23/09/2022 | Flat |
| 77 FLAT 12 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RB | £1,775,000 | 01/09/2022 | Flat |
| 87 FLAT 5 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RD | £4,150,000 | 22/08/2022 | Flat |
| [Same street] 10 FLAT 6 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £2,065,000 | 28/06/2022 | Flat |
| 91 FLAT 2 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RE | £1,575,000 | 01/04/2022 | Flat |
| 71C CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RB | £1,400,000 | 31/03/2022 | Flat |
| 69 FLAT 5 CADOGAN SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1X 0DY | £1,750,000 | 31/03/2022 | Flat |
| 59A CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RA | £1,937,500 | 15/03/2022 | Flat |
| [Same street] 6 FLAT 3 CADOGAN GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 2RS | £3,200,000 | 05/08/2021 | Flat |

**Street average:** £1,209,500 (10 sales)
**Area average:** £2,590,754 (20 sales)

## Price vs local average

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

- **Local average:** £1,119,283 (53 Flat, SW3, 2024–2026)
- **Deviation:** +101%

## 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 Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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, Wiltshire Close, SW3 | £2,750/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Sloane Gardens, SW1W | £6,067/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Chesham St, SW1X | £6,000/mo | 2 | 0.25 miles | OpenRent |

**Average rent: £4,939/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £750,000
- **Target investor price (1%):** £600,000

*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 £6,000/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-3,486/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.4%

*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:** 3.2%
- **10y growth:** -44.4%

## 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)