# 2 bedroom apartment for sale (SW10 9LA) ## Property Details | Key | Value | |-----|-------| | Address | 5A, REDCLIFFE SQUARE, LONDON, GREATER LONDON SW10 9LA | | Price | £1,795,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | TBC | | Last sold | £1,650,000 Mar 2026 | ## Description Developed in the mid-19th century as part of the Gunter Estate, Redcliffe Square sits alongside the iconic crescents of The Boltons and neighbouring garden squares — a showcase of Victorian elegance at its most distinctive. Spread across the lower-ground floor of a handsome townhouse, this two-bedroom apartment has been crafted with refreshing architectural imagination. With its deep portico entrance, pale yellow brickwork and ornate iron railings, the façade speaks to the building’s refined period pedigree – originally being part of the Gunter Estate built in 1870. Backdropped by bedded olive saplings and jasmine plants, a staircase leads down to the private front door. Thanks to the creative styling of architect Ryan von Ruben and interior designer Christina Forsberg, the home is all neutral tones, refined materials and contemporary features set for modern-day city living. There’s an immediate sense of calm as you enter the property. A wide hallway is drawn with hardwood floors, concealed storage and plenty of natural light, leading to a 7 metre-high library space with a bespoke ladder. Beyond, the open-plan kitchen, dining and reception room reveals a host of flawless design credentials. Sunlight pours in through large panels of glazing, illuminating the pale walls. The kitchen captures attention with bespoke floor-to-ceiling cabinets, integrated with sleek Siemens appliances. The central island features smooth worktops, plus a well-considered attached breakfast bar and desk area. There’s underfloor heating throughout, keeping the space cosy year-round. Seamless indoor-outdoor living is achieved with sliding glass doors, which open to the patio garden beyond. With ceramic tiles underfoot, and an established green wall of jasmine, clematis and Acer trees, it’s a completely private spot to make the most of sunny days. Positioned next to the dining area, there’s an additional internal patio which acts as a lightwell. The principal bedroom suite maintains the serene character and minimalist aesthetic. Six full-height wardrobes offer a neat storage solution, finished in a pale hue to match the surrounding neutral interior palette. The windows are fitted with bespoke aluminium ‘Venetian’ blinds – functioning as high-level security bars which can be unlocked. The bedroom leads to an immaculate en suite bathroom finished with marble floors and walls, a Lusso Stone bathtub, dual vanity and bespoke cabinetry. A guest bedroom wears the same pared-back tonal palette as the principal suite, with floor-to-ceiling wardrobes and a black-framed glass door that opens onto the internal patio. It’s served by a modern bathroom, with a freestanding shower set against smooth marble tiling. This neighbourhood balances leafy residential calm with easy access to a celebrated selection of shops, restaurants and cultural institutions. Fulham Road and Old Brompton Road are lined with independent boutiques, cafés and galleries, while the King’s Road unfolds with world-class dining, the Saatchi Gallery and nearby Royal Court Theatre. Head up to South Kensington for its infamous ‘Museum Quarter’, then head back for a cosy evening at Stanley’s or Bottarga – plus a film at Everyman Chelsea afterwards. For special occasions, two-Michelin starred Claude Bosi at Bibendum is within walking distance. Earl’s Court - 8 mins (District, Picadilly) Gloucester Road - 10 mins (District, Overground) ## Property Photos - ![Picture No. 03](/listings/photos/166430528/1139924) - Picture No. 03 - ![Picture No. 04](/listings/photos/166430528/1139925) - Picture No. 04 - ![Picture No. 05](/listings/photos/166430528/1139926) - Picture No. 05 - ![Picture No. 11](/listings/photos/166430528/1139927) - Picture No. 11 - ![Picture No. 08](/listings/photos/166430528/1139928) - Picture No. 08 - ![Picture No. 13](/listings/photos/166430528/1139929) - Picture No. 13 - ![Picture No. 10](/listings/photos/166430528/1139930) - Picture No. 10 - ![Picture No. 06](/listings/photos/166430528/1139931) - Picture No. 06 - ![Picture No. 07](/listings/photos/166430528/1139932) - Picture No. 07 - ![Picture No. 09](/listings/photos/166430528/1139933) - Picture No. 09 - ![Picture No. 21](/listings/photos/166430528/1139934) - Picture No. 21 - ![Picture No. 12](/listings/photos/166430528/1139935) - Picture No. 12 - ![Picture No. 22](/listings/photos/166430528/1139936) - Picture No. 22 - ![Picture No. 18](/listings/photos/166430528/1139937) - Picture No. 18 - ![Picture No. 19](/listings/photos/166430528/1139938) - Picture No. 19 - ![Picture No. 20](/listings/photos/166430528/1139939) - Picture No. 20 - ![Picture No. 16](/listings/photos/166430528/1139940) - Picture No. 16 - ![Picture No. 14](/listings/photos/166430528/1139941) - Picture No. 14 - ![Picture No. 15](/listings/photos/166430528/1139942) - Picture No. 15 - ![Picture No. 17](/listings/photos/166430528/1139943) - Picture No. 17 ## Floorplans - ![Floorplan](/listings/photos/166430528/1139944) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/166430528/1139945) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 5A REDCLIFFE SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9LA | £1,650,000 | 24/03/2026 | Flat | | 5A REDCLIFFE SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9LA | £1,170,000 | 18/10/2019 | 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 | |---------|-------|------|------| | 52 SECOND FLOOR FLAT REDCLIFFE SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9HQ | £880,000 | 19/12/2025 | Flat | | 83 FLAT 5 HARCOURT TERRACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9JP | £1,650,000 | 02/09/2025 | Flat | | 24 FLAT 1 REDCLIFFE SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9JY | £1,700,000 | 10/07/2025 | Flat | | 46 FLAT 1 HARCOURT TERRACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9JR | £1,390,000 | 07/03/2024 | Flat | | 59 BASEMENT FLAT REDCLIFFE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9JJ | £1,360,000 | 24/11/2023 | Flat | | COLEHERNE COURT FLAT 36 THE LITTLE BOLTONS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0DN | £2,650,000 | 24/11/2023 | Flat | | 61 FLAT 2 REDCLIFFE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9JJ | £1,060,000 | 28/09/2023 | Flat | | 87 FLAT 5 HARCOURT TERRACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9JP | £1,735,000 | 31/08/2023 | Flat | | 19 FLAT 3 REDCLIFFE SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9JX | £1,450,000 | 21/06/2023 | Flat | | COLEHERNE COURT FLAT 120 OLD BROMPTON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0EB | £2,070,000 | 16/06/2023 | Flat | | COLEHERNE COURT FLAT 167 REDCLIFFE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0DX | £1,510,000 | 28/04/2023 | Flat | | 60 FLAT 2 REDCLIFFE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9HD | £900,000 | 28/04/2023 | Flat | | 44 SECOND FLOOR FLAT REDCLIFFE SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9HQ | £890,000 | 04/04/2023 | Flat | | 12 FLAT 4 REDCLIFFE SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9JZ | £3,850,000 | 31/03/2023 | Flat | | COLEHERNE COURT FLAT 84 OLD BROMPTON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0EE | £1,750,000 | 27/02/2023 | Flat | | 74 FLAT 2 REDCLIFFE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9HE | £820,000 | 16/12/2022 | Flat | | COLEHERNE COURT FLAT 94 OLD BROMPTON ROAD, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW5 0ED | £1,800,000 | 15/12/2022 | Flat | | 3 FLAT 4 WESTGATE TERRACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9BT | £1,100,000 | 28/11/2022 | Flat | | 102 FLAT 2 REDCLIFFE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9HH | £885,000 | 16/11/2022 | Flat | | 77 FLAT 5 REDCLIFFE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, SW10 9JJ | £1,220,500 | 21/10/2022 | Flat | | [Same street] MANNERTON HOUSE, 1 REDCLIFFE SQUARE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW10 9LA | £30,000,000 | 31/08/2022 | Terraced | **Street average:** £30,000,000 (1 sale) **Area average:** £1,533,525 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £954,331 (47 Flat, SW10, 2024–2026) - **Deviation:** +88.1% ## Rental Range *ONS Price Index of Private Rents (Kensington and Chelsea). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £3,232/mo - **Realistic:** £3,591/mo - **Optimistic:** £3,950/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/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, Ifield Road, SW10 | £5,500/mo | 2 | 0.26 miles | OpenRent | **Average rent: £5,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.31% (weak for cashflow) - **Max investor price (0.8%):** £687,500 - **Target investor price (1%):** £550,000 *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 £5,500/mo).* - **Gross yield:** 3.7% - **Cost-to-rent:** 27.2× - **Monthly cashflow:** £-2,144/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.9% *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:** -27.7% - **10y growth:** 17.8% ## House Price Index (HM Land Registry) *Official index for Kensington and Chelsea; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -9% - **5y growth (index):** -4.2% - **10y growth (index):** -12.3% ## 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)