Sold Terraced

FLAT 5

57 WARRINGTON CRESCENT, LONDON, GREATER LONDON W9 1EH

2 beds 106 m² Listed 27 Jul 2018 (-2878d)

£1,400,000

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Reduced on 7 Sep 2018

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# 2 bedroom terraced house for sale (W9 1EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, 57 WARRINGTON CRESCENT, LONDON, GREATER LONDON W9 1EH |
| Price | £1,400,000 |
| Bedrooms | 2 |
| Last sold | £1,345,000 Nov 2018 |

## Description

Set on the upper two floors of a spectacular red brick Victorian conversion is this large and bright two bedroom flat spanning over 1200 square feet.

Positioned on one of Little Venice's premier crescents, with access to the famed and gorgeous Crescent Amenity garden and flooded with abundant natural light accommodation comprises, on the lower floor, a spacious reception room with lovely views on the crescent, a charming and newly fitted eat in kitchen and cloakroom, and on the upper floor, a gargantuan master bedroom with wonderful en suite bathroom, a second double bedroom and a family bathroom.

Warrington Crescent is enviably located in the heart of Little Venice and is in very close proximity to Warwick Avenue underground (Bakerloo) and Paddington (Heathrow Express).

## Property Photos

- ![Reception](/listings/photos/74699369/487558) - Reception
- ![Exterior](/listings/photos/74699369/487559) - Exterior
- ![Bedroom](/listings/photos/74699369/487560) - Bedroom
- ![Bathroom](/listings/photos/74699369/487562) - Bathroom
- ![Kitchen](/listings/photos/74699369/487563) - Kitchen
- ![Master Bedroom](/listings/photos/74699369/487566) - Master Bedroom
- ![Reception](/listings/photos/74699369/487568) - Reception
- ![Bedroom](/listings/photos/74699369/487570) - Bedroom
- ![Picture No. 15](/listings/photos/74699369/487571) - Picture No. 15
- ![Bathroom](/listings/photos/74699369/487572) - Bathroom
- ![Exterior](/listings/photos/74699369/487573) - Exterior
- ![View](/listings/photos/74699369/487576) - View

## Floorplans

- ![Floorplan](/listings/photos/74699369/487577) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/74699369/487579) - EPC Rating Graph

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #4542256
- **Address:** 57 Warrington Crescent, LONDON, W9 1EH
- **Certificate Issued:** 13/03/2007
- **Work Completed:** 05/03/2007
- **Items:** 2 door(s)

### FENSA Certificate #15056648
- **Address:** 57 Warrington Crescent, LONDON, W9 1EH
- **Certificate Issued:** 20/02/2022
- **Work Completed:** 23/12/2021
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 57 FLAT 5 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £1,345,000 | 07/11/2018 | 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] 75 FLAT 2 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £1,380,000 | 25/07/2025 | Flat |
| [Same street] 85E WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £890,000 | 11/07/2025 | Flat |
| 139E SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1ES | £1,165,000 | 25/08/2022 | Terraced |
| [Same street] 73C WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £1,150,000 | 14/02/2022 | Terraced |
| [Same street] 87 - 89 FLAT 4 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £875,000 | 14/01/2022 | Flat |
| [Same street] 73A WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £1,400,000 | 17/12/2021 | Flat |
| [Same street] 69 FLAT E WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH | £1,799,912 | 24/09/2021 | Flat |

**Street average:** £1,249,152 (6 sales)
**Area average:** £1,165,000 (1 sale)

## Price vs local average

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

- **Local average:** £2,775,000 (7 Terraced, W9, 2024–2026)
- **Deviation:** -49.5%

## 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 Lincoln (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £598/mo

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £393,625
- **Target investor price (1%):** £314,900

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 101.3%
- **10y growth:** 130.4%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Terraced series; as of March 2026.*

- **1y growth (index):** -6.9%
- **5y growth (index):** -11.4%
- **10y growth (index):** -8.2%

## 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)

Reception Exterior Bedroom Bathroom Kitchen Master Bedroom Reception Bedroom Picture No. 15 Bathroom Exterior View

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

106 m²

Last sold

£1,345,000 Nov 2018

Local average

£2,775,000 (-49.5%)

Deprivation

Decile 7 (23,604 of 33,755)

Street crime

1694 incidents within 1 mile (Apr 2026)

Key features

Beautifully refurbished by the current owners
Positioned on one of Little Venice's premier roads.
Benefitting from a Share in the Freehold.
Benefitting from access to the enviable Crescent Amenity communal gardens.

Additional details

Garden: Yes

Description

Set on the upper two floors of a spectacular red brick Victorian conversion is this large and bright two bedroom flat spanning over 1200 square feet.

Positioned on one of Little Venice's premier crescents, with access to the famed and gorgeous Crescent Amenity garden and flooded with abundant natural light accommodation comprises, on the lower floor, a spacious reception room with lovely views on the crescent, a charming and newly fitted eat in kitchen and cloakroom, and on the upper floor, a gargantuan master bedroom with wonderful en suite bathroom, a second double bedroom and a family bathroom.

Warrington Crescent is enviably located in the heart of Little Venice and is in very close proximity to Warwick Avenue underground (Bakerloo) and Paddington (Heathrow Express).

Listed by

Little Venice

Campions - Chestertons

Reference: 74699369

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #4542256

Property Details

Street: 57 Warrington Crescent

Town: LONDON

Postcode: W9 1EH

Installation Details

Items: 2 doors

Certificate Issued: 13/03/2007

Work Completed: 05/03/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #15056648 Recent

Property Details

Street: 57 Warrington Crescent

Town: LONDON

Postcode: W9 1EH

Installation Details

Items: 4 windows

Certificate Issued: 20/02/2022

Work Completed: 23/12/2021

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	07/11/2018 (7 years ago)	£1,345,000	—

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 75 FLAT 2 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH	£1,380,000	25/07/2025	Flat
Same street 85E WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH	£890,000	11/07/2025	Flat
139E SUTHERLAND AVENUE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1ES	£1,165,000	25/08/2022	Terraced
Same street 73C WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH	£1,150,000	14/02/2022	Terraced
Same street 87 - 89 FLAT 4 WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH	£875,000	14/01/2022	Flat
Same street 73A WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH	£1,400,000	17/12/2021	Flat
Same street 69 FLAT E WARRINGTON CRESCENT, LONDON, CITY OF WESTMINSTER, GREATER LONDON, W9 1EH	£1,799,912	24/09/2021	Flat

Street average: £1,249,152 (6 sales)

Area average: £1,165,000 (1 sale)

Capital growth trend

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

5y growth 101.3%

10y growth 130.4%

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

1y (index) -6.9%

5y (index) -11.4%

10y (index) -8.2%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 57 WARRINGTON CRESCENT LIMITED (02318896)

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 Lincoln: £598/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W9 1EH

Nearby

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

Type	Name	Distance
Shop	Formosa Flowers & Chocolaterie	0.1 miles
Shop	Real Drinks	0.1 miles
Bus stop	Maida Vale	0.2 miles
Bus stop	Hall Road	0.2 miles
Train station	Warwick Avenue	0.2 miles
Train station	Maida Vale	0.3 miles
University	Kennet West Skills Centre	0.8 miles
University	LBS Behaviour Lab	1.0 miles
Hospital	The Portland Hospital	1.7 miles
Hospital	Sleep & Health Clinic	1.9 miles

Street-level crime

Category	Count
Anti-social behaviour	418
Violence and sexual offences	363
Shoplifting	160
Other theft	140
Theft from the person	108
Burglary	106
Public order	91
Drugs	72
Criminal damage and arson	70
Vehicle crime	68
Robbery	39
Bicycle theft	33
Possession of weapons	17
Other crime	9
Total incidents	1694

Within 1 mile during Apr 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
St Joseph's RC Primary School	Primary	0.1 miles	Outstanding — 14 May 2024
St Saviour's CofE Primary School	Primary	0.3 miles	Good — 14 Dec 2023
Paddington Academy	Secondary	0.4 miles	Outstanding — 8 May 2023
St Mary Magdalene CofE Primary School	Primary	0.4 miles	Good — 12 Nov 2012
Ark Atwood Primary Academy	Primary	0.4 miles	Outstanding — 9 Sep 2024

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.22%

Max investor price (0.8%) £393,625

Target investor price (1%) £314,900

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).