Sold Flat

Flat 20

DOLBEN COURT, MONTAIGNE CLOSE, LONDON, GREATER LONDON SW1P 4BB

2 beds 75 m² Listed 18 Apr 2008 (-6667d)

£645,000

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# 2 bedroom flat for sale (SW1P 4BB)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 20, DOLBEN COURT, MONTAIGNE CLOSE, LONDON, GREATER LONDON SW1P 4BB |
| Price | £645,000 |
| Bedrooms | 2 |
| Last sold | £850,000 Jun 2025 |

## Description

A two bedroom apartment on the first floor of this modern development, the property features a reception room, separate kitchen, ensuite shower room to master bedroom plus guest bathroom, video entry phone security system, lift, 24 hour porterage, access to on-site leisure facilities and underground parking.

## Property Photos

- ![Photo](/listings/photos/20817854/1305991)
- ![Photo](/listings/photos/20817854/1305992)
- ![Photo](/listings/photos/20817854/1305993)
- ![Photo](/listings/photos/20817854/1305994)
- ![Photo](/listings/photos/20817854/1305995)

## Floorplans

- ![Floorplan 1](/listings/photos/20817854/1305996) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| DOLBEN COURT FLAT 20 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BB | £850,000 | 20/06/2025 | 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 |
|---------|-------|------|------|
| DALKEITH COURT, 45 FLAT 6 VINCENT STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HH | £390,000 | 19/12/2025 | Flat |
| 13B CHAPTER STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4NY | £1,525,000 | 02/07/2025 | Flat |
| 5 CHAPTER CHAMBERS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4NR | £570,000 | 25/03/2025 | Flat |
| GLADSTONE COURT, 97 FLAT 40 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AL | £700,000 | 23/01/2025 | Flat |
| DALKEITH COURT, 45 FLAT 29 VINCENT STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HH | £555,000 | 01/11/2023 | Flat |
| PROBYN HOUSE FLAT 23 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG | £340,000 | 27/10/2023 | Flat |
| HORSLEY COURT FLAT 62 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BF | £1,690,000 | 25/10/2023 | Flat |
| TOUNSON COURT FLAT 8 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AQ | £990,000 | 20/09/2023 | Flat |
| DOLBEN COURT FLAT 1 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BB | £860,000 | 24/08/2023 | Flat |
| ROSSETTI HOUSE FLAT 14 ERASMUS STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HT | £662,500 | 20/07/2023 | Flat |
| 17 CHAPTER CHAMBERS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4NR | £467,000 | 14/07/2023 | Flat |
| PROBYN HOUSE FLAT 47 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG | £350,000 | 28/06/2023 | Flat |
| HIDE TOWER FLAT 128 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AB | £450,000 | 27/06/2023 | Flat |
| BRUNSWICK COURT FLAT 50 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AE | £725,000 | 14/06/2023 | Flat |
| ROSSETTI HOUSE FLAT 27 ERASMUS STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HT | £645,000 | 02/06/2023 | Flat |
| RUSKIN HOUSE FLAT 48 ERASMUS STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HU | £932,000 | 26/05/2023 | Flat |
| REYNOLDS HOUSE FLAT 35 ERASMUS STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HP | £480,000 | 17/03/2023 | Flat |
| DOLBEN COURT FLAT 60 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BB | £2,575,000 | 03/03/2023 | Flat |
| LEWCOS HOUSE, 57 - 63 FLAT 7 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AF | £750,000 | 23/12/2022 | Flat |
| BRUNSWICK COURT FLAT 5 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AE | £665,000 | 12/12/2022 | Flat |

**Area average:** £816,075 (20 sales)

## Price vs local average

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

- **Local average:** £1,352,549 (38 Flat, SW1P, 2024–2026)
- **Deviation:** -52.3%

## Rental Range

*ONS Price Index of Private Rents (Westminster). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,847/mo
- **Realistic:** £3,163/mo
- **Optimistic:** £3,479/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, St. Georges Square, SW1V | £3,185/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, St. Georges Square, SW1V | £3,792/mo | 2 | 0.3 miles | OpenRent |

**Average rent: £3,489/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £436,125
- **Target investor price (1%):** £348,900

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £3,489/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.4×
- **Monthly cashflow:** £575/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.7%

*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:** -31.2%
- **10y growth:** -46.6%

## House Price Index (HM Land Registry)

*Official index for City of Westminster; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -20.1%
- **5y growth (index):** -23.5%
- **10y growth (index):** -22%

## 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)

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Property details

Floor area

75 m²

Last sold

£850,000 Jun 2025

Local average

£1,352,549 (-52.3%)

Street crime

1638 incidents within 1 mile (May 2026)

Description

Listed by

Westminster & Pimlico

Andrew Reeves

Reference: 20817854

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Flat 1, Dolben Court, Montaigne Close, LONDON	57	70	80 m²	England and Wales: 1996-2002	Flat
Flat 12, Dolben Court, Montaigne Close, LONDON	74	74	124 m²	England and Wales: 2003-2006	Flat
Flat 14, Dolben Court, Montaigne Close, LONDON	71	83	68 m²	England and Wales: 2003-2006	Flat
Flat 16, Dolben Court, Montaigne Close, LONDON	84	88	78 m²	England and Wales: 2003-2006	Flat
Flat 2, Dolben Court, Montaigne Close, LONDON	71	80	97 m²	England and Wales: 2003-2006	Flat
FLAT 20, DOLBEN COURT, MONTAIGNE CLOSE, LONDON	82	87	75 m²	England and Wales: 2003-2006	Flat
Flat 21 Dolben Court, Montaigne Close, LONDON	74	85	89 m²	England and Wales: 2003-2006	Flat
Flat 22, Dolben Court, Montaigne Close, LONDON	79	84	105 m²	England and Wales: 2003-2006	Flat
Flat 23, Dolben Court, Montaigne Close, LONDON	76	86	76 m²	England and Wales: 2003-2006	Flat
Flat 25, Dolben Court, Montaigne Close, LONDON	80	86	74 m²	England and Wales: 2003-2006	Flat
Flat 26, Dolben Court, Montaigne Close, LONDON	79	85	74 m²	England and Wales: 2003-2006	Flat
FLAT 33, DOLBEN COURT, MONTAIGNE CLOSE, LONDON	72	84	76 m²	England and Wales: 2007-2011	Flat
Flat 35, Dolben Court, Montaigne Close, LONDON	78	85	90 m²	England and Wales: 2003-2006	Flat
Flat 37 Dolben Court, Montaigne Close, LONDON	79	85	49 m²	England and Wales: 1996-2002	Flat
Flat 38 Dolben Court, Montaigne Close, LONDON	81	85	77 m²	England and Wales: 2003-2006	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	20/06/2025 (1 year ago)	£850,000	—

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
DALKEITH COURT, 45 FLAT 6 VINCENT STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HH	£390,000	19/12/2025	Flat
13B CHAPTER STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4NY	£1,525,000	02/07/2025	Flat
5 CHAPTER CHAMBERS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4NR	£570,000	25/03/2025	Flat
GLADSTONE COURT, 97 FLAT 40 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AL	£700,000	23/01/2025	Flat
DALKEITH COURT, 45 FLAT 29 VINCENT STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HH	£555,000	01/11/2023	Flat
PROBYN HOUSE FLAT 23 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG	£340,000	27/10/2023	Flat
HORSLEY COURT FLAT 62 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BF	£1,690,000	25/10/2023	Flat
TOUNSON COURT FLAT 8 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AQ	£990,000	20/09/2023	Flat
DOLBEN COURT FLAT 1 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BB	£860,000	24/08/2023	Flat
ROSSETTI HOUSE FLAT 14 ERASMUS STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HT	£662,500	20/07/2023	Flat
17 CHAPTER CHAMBERS, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4NR	£467,000	14/07/2023	Flat
PROBYN HOUSE FLAT 47 PAGE STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BG	£350,000	28/06/2023	Flat
HIDE TOWER FLAT 128 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AB	£450,000	27/06/2023	Flat
BRUNSWICK COURT FLAT 50 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AE	£725,000	14/06/2023	Flat
ROSSETTI HOUSE FLAT 27 ERASMUS STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HT	£645,000	02/06/2023	Flat
RUSKIN HOUSE FLAT 48 ERASMUS STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HU	£932,000	26/05/2023	Flat
REYNOLDS HOUSE FLAT 35 ERASMUS STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4HP	£480,000	17/03/2023	Flat
DOLBEN COURT FLAT 60 MONTAIGNE CLOSE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4BB	£2,575,000	03/03/2023	Flat
LEWCOS HOUSE, 57 - 63 FLAT 7 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AF	£750,000	23/12/2022	Flat
BRUNSWICK COURT FLAT 5 REGENCY STREET, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1P 4AE	£665,000	12/12/2022	Flat

Area average: £816,075 (20 sales)

Capital growth trend

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

5y growth -31.2%

10y growth -46.6%

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

1y (index) -20.1%

5y (index) -23.5%

10y (index) -22%

Rental Range

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

Low £2,847/mo

Realistic £3,163/mo

Optimistic £3,479/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 SW1P 4BB

Address

Montaigne Close

Nearby

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

Type	Name	Distance
Bus stop	Tate Britain	0.1 miles
Shop	Aqua Dry Cleaners	0.1 miles
Shop	Define London	0.1 miles
Train station	Pimlico	0.3 miles
Train station	Vauxhall	0.5 miles
University	University of Notre Dame	1.1 miles
University	LSBU Active	1.3 miles
Hospital	Tunica Diagnostics	1.6 miles
Hospital	Until SOHO	1.6 miles

Street-level crime

Category	Count
Anti-social behaviour	386
Violence and sexual offences	384
Theft from the person	204
Other theft	197
Public order	125
Shoplifting	103
Robbery	62
Burglary	50
Drugs	40
Vehicle crime	32
Bicycle theft	27
Possession of weapons	15
Other crime	10
Criminal damage and arson	3
Total incidents	1638

Within 1 mile during May 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
Millbank Gardens Primary Academy	Primary	0.1 miles	— (No rating)
Fairley House School	Other	0.1 miles	— (No rating)
Westminster Under School	Other	0.1 miles	— (No rating)
Burdett-Coutts and Townshend Foundation CofE Primary School	Primary	0.3 miles	Good — 9 Jan 2015
The Grey Coat Hospital	Secondary	0.3 miles	Outstanding — 20 Nov 2022

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, St. Georges Square, SW1V	£3,185/mo	2	0.3 miles	OpenRent
2 Bed Flat, St. Georges Square, SW1V	£3,792/mo	2	0.3 miles	OpenRent

Average rent: £3,489/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £436,125

Target investor price (1%) £348,900

Gross yield 6.5%

Cost-to-rent ratio 15.4×

Monthly cashflow £575/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.7%

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).

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