# 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)