# 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 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 75 m² |
| Last sold | £850,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 16/05/2034
- **Current heating cost:** £230/year
- **Est. upgrade cost to C:** £2,655

### Recommendations
- L2 (£1,600 - £2,400)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7234-4425-4000-0683-2292)

## 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).*

## Price per Square Metre

- **£/m²:** £8,600/m²

## Capital growth trend

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

- **5y growth:** -34%
- **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)