Sold Flat

25

PORTMAN TOWERS, GEORGE STREET, LONDON, GREATER LONDON W1H 7HN

2 beds Listed 20 Jun 2006 (-7292d)

£675,000

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# 2 bedroom flat for sale (W1H 7HN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25, PORTMAN TOWERS, GEORGE STREET, LONDON, GREATER LONDON W1H 7HN |
| Price | £675,000 |
| Bedrooms | 2 |
| Last sold | £1,160,000 Aug 2009 |

## Description

A Large Two double bedroom flat two bathrooms plus Cloakroom, Tiles floor, Very Close to Oxford street

## Property Photos

- ![Photo](/listings/photos/7837480/635000)
- ![Photo](/listings/photos/7837480/635001)
- ![Photo](/listings/photos/7837480/635004)
- ![Photo](/listings/photos/7837480/635006)
- ![Photo](/listings/photos/7837480/635010)
- ![Photo](/listings/photos/7837480/635012)
- ![Photo](/listings/photos/7837480/635015)
- ![Photo](/listings/photos/7837480/635019)
- ![Photo](/listings/photos/7837480/635022)
- ![Photo](/listings/photos/7837480/635025)

## Floorplans

- ![Floorplan 1](/listings/photos/7837480/635027) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PORTMAN TOWERS 25 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £1,160,000 | 20/08/2009 | 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] PORTMAN TOWERS 45 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £2,800,000 | 25/10/2023 | Flat |
| [Same street] PORTMAN TOWERS 10 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £2,350,000 | 31/03/2023 | Flat |
| [Same street] PORTMAN TOWERS 18 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £3,250,000 | 03/02/2023 | Flat |
| [Same street] PORTMAN TOWERS 43 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN | £5,400,000 | 25/01/2023 | Flat |
| PORTMAN TOWERS 65 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £2,530,000 | 07/09/2022 | Flat |
| PORTMAN TOWERS 51 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £2,250,000 | 02/09/2022 | Flat |
| PORTMAN TOWERS 52 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £1,900,000 | 26/04/2022 | Flat |
| PORTMAN TOWERS 47 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £1,600,000 | 15/02/2022 | Flat |
| PORTMAN TOWERS 59 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW | £2,500,000 | 12/11/2021 | Flat |

**Street average:** £3,450,000 (4 sales)
**Area average:** £2,156,000 (5 sales)

## Price vs local average

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

- **Local average:** £1,848,077 (13 Flat, W1H, 2024–2026)
- **Deviation:** -63.5%

## 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, Pool Meadow Close, B91 | £1,300/mo | 2 | 91.59 miles | OpenRent |
| 2 Bed Flat, Hampton Lane, B91 | £1,300/mo | 2 | 92.38 miles | OpenRent |
| 2 Bed Flat, Hampton Lane, B91 | £1,199/mo | 2 | 92.4 miles | OpenRent |
| 2 Bed Flat, Copper Beeches, B91 | £1,450/mo | 2 | 92.58 miles | OpenRent |
| 2 Bed Penthouse, Whitefriars, B91 | £1,500/mo | 2 | 92.63 miles | OpenRent |
| 2 Bed Flat, Union Road, B91 | £1,450/mo | 2 | 92.7 miles | OpenRent |

**Average rent: £1,367/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £171,875
- **Target investor price (1%):** £137,500

*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 £1,375/mo).*

- **Gross yield:** 2.4%
- **Cost-to-rent:** 40.9×
- **Monthly cashflow:** £-1,446/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.9%

*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:** -20.4%
- **10y growth:** -33%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10

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Property details

Tenure

LEASEHOLD (78 years remaining on lease)

Last sold

£1,160,000 Aug 2009

Local average

£1,848,077 (-63.5%)

Deprivation

Decile 7 (20,579 of 33,755)

Street crime

2760 incidents within 1 mile (Mar 2026)

Key features

Balcony
Central Heating
Garage

Description

A Large Two double bedroom flat two bathrooms plus Cloakroom, Tiles floor, Very Close to Oxford street

Listed by

Crawford Street

Senator Estates

Reference: 7837480

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	20/08/2009 (16 years ago)	£1,160,000	—

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
Same street PORTMAN TOWERS 45 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN	£2,800,000	25/10/2023	Flat
Same street PORTMAN TOWERS 10 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN	£2,350,000	31/03/2023	Flat
Same street PORTMAN TOWERS 18 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN	£3,250,000	03/02/2023	Flat
Same street PORTMAN TOWERS 43 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HN	£5,400,000	25/01/2023	Flat
PORTMAN TOWERS 65 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£2,530,000	07/09/2022	Flat
PORTMAN TOWERS 51 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£2,250,000	02/09/2022	Flat
PORTMAN TOWERS 52 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£1,900,000	26/04/2022	Flat
PORTMAN TOWERS 47 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£1,600,000	15/02/2022	Flat
PORTMAN TOWERS 59 GEORGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W1H 7HW	£2,500,000	12/11/2021	Flat

Street average: £3,450,000 (4 sales)

Area average: £2,156,000 (5 sales)

Capital growth trend

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

5y growth -20.4%

10y growth -33%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Westminster. Series: Flats and maisonettes. As of March 2026.

1y (index) -12%

5y (index) -21.6%

10y (index) -19.6%

Rental Range

Estimated market rent for Westminster. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,834/mo

Realistic £3,149/mo

Optimistic £3,464/mo

Based on Local Authority from postcode lookup → Westminster.

LHA (30th percentile) floor for Central London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W1H 7HN

Address

Montagu Street

Nearby

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

Type	Name	Distance
Bus stop	George Street	0.0 miles
Shop	Back in Action	0.1 miles
Shop	Nigel Rayment	0.1 miles
Bus stop	Portman Square	0.1 miles
Train station	Marble Arch	0.2 miles
Train station	Baker Street	0.4 miles
University	LBS Behaviour Lab	0.6 miles
Hospital	The Portland Hospital	0.7 miles
Hospital	National Hospital for Neurology and Neurosurgery at Cleveland Street	0.9 miles
University	Department of Geography	1.1 miles

Street-level crime

Category	Count
Theft from the person	615
Other theft	498
Shoplifting	382
Violence and sexual offences	358
Anti-social behaviour	357
Burglary	100
Public order	96
Vehicle crime	83
Robbery	78
Criminal damage and arson	76
Drugs	66
Bicycle theft	25
Other crime	19
Possession of weapons	7
Total incidents	2760

Within 1 mile during Mar 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
Wetherby Preparatory School	Other	0.1 miles	— (No rating)
Halcyon London International School	Other	0.2 miles	Outstanding — 27 May 2020
Sylvia Young Theatre School	Other	0.2 miles	— (No rating)
ICS London	Other	0.3 miles	— (No rating)
St Vincent's Catholic Primary School	Primary	0.3 miles	Outstanding — 4 Feb 2024

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, Pool Meadow Close, B91	£1,300/mo	2	91.59 miles	OpenRent
2 Bed Flat, Hampton Lane, B91	£1,300/mo	2	92.38 miles	OpenRent
2 Bed Flat, Hampton Lane, B91	£1,199/mo	2	92.4 miles	OpenRent
2 Bed Flat, Copper Beeches, B91	£1,450/mo	2	92.58 miles	OpenRent
2 Bed Penthouse, Whitefriars, B91	£1,500/mo	2	92.63 miles	OpenRent
2 Bed Flat, Union Road, B91	£1,450/mo	2	92.7 miles	OpenRent

Average rent: £1,367/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.2%

Max investor price (0.8%) £171,875

Target investor price (1%) £137,500

Gross yield 2.4%

Cost-to-rent ratio 40.9×

Monthly cashflow £-1,446/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -8.9%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).