For sale Flat

FLAT 45

BULLINGHAM MANSIONS, KENSINGTON CHURCH STREET, LONDON, GREATER LONDON W8 4BE

2 beds 2 baths 1,001 sq ft Listed 25 Mar 2026 (-61d)

£1,695,000

Guide Price

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Kitchen

Kitchen Reception Room Exterior Reception Room 2 Principal Bedroom Principal En Suite Bedroom 2 En Suite 2 Hall Guest WC

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Property details

Tenure

SHARE_OF_FREEHOLD (994 years remaining on lease)

Floor area

93 m²

Council tax band

G

EPC rating

C

Year built

England and Wales: before 1900

Last sold

£1,695,000 Aug 2024

Price per m²

£18,226/m²

Local average

£1,970,999 (-14%)

Deprivation

Decile 8 (24,202 of 33,755)

Street crime

1255 incidents within 1 mile (Mar 2026)

Key features

  • Raised Ground Floor lateral apartment situated in a sought after portered mansion block
  • Two bedrooms, Two bathrooms
  • Grand proportions and ceiling heights
  • Beautifully Presented
  • Excellent living and entertaining space
  • Fantastic location close to Kensington Gardens & Holland Park
  • EPC Rating = C

Description

A fabulous raised ground floor apartment, located in this popular gated building in the heart of Kensington.

Description

A well-presented, bright and spacious raised ground floor two bedroom, two bathroom apartment with pretty views, located in this popular gated building with a resident caretaker in the heart of Kensington.

Accessed via the Kensington Church Street entrance to Bullingham Mansions, the apartment is ideally situated on the raised ground floor of this discreet mansion block. The apartment offers a bright reception room, a semi-open plan kitchen, two bedrooms, two bathrooms, a guest cloakroom and good storage throughout.

Location

Bullingham Mansions is ideally located just off Kensington
Church Street and benefits from the extensive range of shopping & transport facilities of both Kensington High Street and Notting Hill Gate. The open spaces of Kensington Gardens are nearby.

Square Footage: 1,002 sq ft

Listed by

Kensington

Savills

Reference: 173688719

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 11/06/2024

Current heating cost: £720/year

Potential heating cost: £380/year

Est. upgrade cost to C: £13,900

Recommendations

  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

54% since 2010

Event Date Price % change
Listed for sale — £1,695,000 0%
Sold 09/08/2024 (1 year ago) £1,695,000 +54.1%
Sold 23/08/2010 (15 years ago) £1,100,000 —

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
WINCHESTER COURT FLAT 32 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD £690,000 12/12/2025 Flat
MOUNT CARMEL CHAMBERS 4 DUKES LANE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JW £750,000 21/11/2025 Flat
36A GORDON PLACE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JE £914,500 18/11/2025 Flat
WINCHESTER COURT FLAT 38 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD £925,000 27/11/2023 Flat
BULLINGHAM MANSIONS FLAT 35 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BE £1,425,000 29/09/2023 Flat
BULLINGHAM MANSIONS FLAT 29A PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH £1,100,000 14/10/2022 Flat
WINCHESTER COURT FLAT 78 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AF £610,000 03/10/2022 Flat
WINCHESTER COURT FLAT 24 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AD £825,000 06/09/2022 Flat
BULLINGHAM MANSIONS FLAT 8 PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH £1,150,000 24/08/2022 Flat
BULLINGHAM MANSIONS FLAT 1 PITT STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JH £950,000 12/08/2022 Flat
MARQUEEN COURT, 42 FLAT 1 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4DQ £365,000 10/08/2022 Flat
WINCHESTER COURT 9 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AB £760,000 30/06/2022 Flat
WINCHESTER COURT FLAT 63 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AE £895,000 22/06/2022 Flat
WINCHESTER COURT FLAT 54 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AE £641,000 31/03/2022 Flat
WINCHESTER COURT 4 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AB £715,000 15/03/2022 Flat
GEORGE HOUSE, 61 PENTHOUSE FLAT KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BA £1,900,000 21/02/2022 Flat
17 CHURCH CLOSE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4EZ £1,250,000 18/02/2022 Flat
18 FLAT 3 VICARAGE GATE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4AA £825,000 17/02/2022 Flat
MOUNT CARMEL CHAMBERS THE LODGE DUKES LANE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4JW £1,290,000 21/01/2022 Flat
14 CHURCH CLOSE, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4EZ £880,000 21/01/2022 Flat

Area average: £943,025 (20 sales)

Capital growth trend

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

5y growth 9.6%
10y growth -39.1%

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

1y (index) -11.9%
5y (index) -12.6%
10y (index) -14.9%

Rental Range

Estimated market rent for Kensington and Chelsea. Low = conservative, Realistic = average, Optimistic = best case.

Low £3,237/mo
Realistic £3,597/mo
Optimistic £3,957/mo

Based on Local Authority from postcode lookup → Kensington and Chelsea.

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 W8 4BE

Address

61-65 Kensington Church Street

Nearby

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

Type Name Distance
Shop Kensington Lighting Co 0.0 miles
Shop Sainsbury's Local 0.0 miles
Bus stop York House Place / Kensington High Street 0.1 miles
Bus stop Kensington Church Street / Holland Street 0.1 miles
Train station High Street Kensington 0.3 miles
Train station Notting Hill Gate 0.4 miles
University Scale Space White City 1.5 miles
University Kennet West Skills Centre 1.5 miles
Hospital Bridge Lane Health Centre 2.4 miles
Hospital The Portland Hospital 2.5 miles

Street-level crime

Category Count
Anti-social behaviour 304
Violence and sexual offences 251
Other theft 191
Theft from the person 89
Shoplifting 85
Vehicle crime 83
Burglary 69
Criminal damage and arson 55
Public order 46
Drugs 30
Bicycle theft 20
Robbery 19
Other crime 11
Possession of weapons 2
Total incidents 1255

Within 1 mile during Mar 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 Mary Abbots CofE Primary School Primary 0.1 miles Good — 8 Dec 2014
Ashbourne College Other 0.2 miles Outstanding — 31 Jan 2022
Fox Primary School Primary 0.3 miles Outstanding — 26 Nov 2023
Holland Park School Secondary 0.3 miles Inadequate — 16 Jun 2022
Thomas's Kensington Other 0.4 miles — (No rating)

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, Hornton St, W8 £3,295/mo 2 0.16 miles OpenRent
2 Bed Flat, Pater Street, W8 £3,500/mo 2 0.41 miles OpenRent
2 Bed Flat, Pembridge Gardens, W2 £8,333/mo 2 0.44 miles OpenRent

Average rent: £5,043/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.21%
Max investor price (0.8%) £437,500
Target investor price (1%) £350,000
Gross yield 2.5%
Cost-to-rent ratio 40.4×
Monthly cashflow £-3,550/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -8.7%
  • 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).