# 2 bedroom apartment for sale (W8 4BE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 45, BULLINGHAM MANSIONS, KENSINGTON CHURCH STREET, LONDON, GREATER LONDON W8 4BE |
| Price | £1,695,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | G |
| Last sold | £1,695,000 Aug 2024 |

## 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

## Property Photos

- ![Kitchen](/listings/photos/173688719/363484) - Kitchen
- ![Reception Room](/listings/photos/173688719/363485) - Reception Room
- ![Exterior](/listings/photos/173688719/363487) - Exterior
- ![Reception Room 2](/listings/photos/173688719/363488) - Reception Room 2
- ![Principal Bedroom](/listings/photos/173688719/363489) - Principal Bedroom
- ![Principal En Suite](/listings/photos/173688719/363490) - Principal En Suite
- ![Bedroom 2](/listings/photos/173688719/363491) - Bedroom 2
- ![En Suite 2](/listings/photos/173688719/363492) - En Suite 2
- ![Hall](/listings/photos/173688719/363493) - Hall
- ![Guest WC](/listings/photos/173688719/363495) - Guest WC

## Floorplans

- ![Floorplan](/listings/photos/173688719/363496) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/173688719/363497) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BULLINGHAM MANSIONS FLAT 45 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BE | £1,695,000 | 09/08/2024 | Flat |
| BULLINGHAM MANSIONS FLAT 45 KENSINGTON CHURCH STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, W8 4BE | £1,100,000 | 23/08/2010 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £1,975,089 (56 Flat, W8, 2024–2026)
- **Deviation:** -14.2%

## Rental Range

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

- **Low:** £3,237/mo
- **Realistic:** £3,597/mo
- **Optimistic:** £3,957/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, Hornton St, W8 | £3,245/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Iverna Court, W8 | £3,500/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Wrights Lane, W8 | £4,420/mo | 2 | 0.34 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: £4,600/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 2.5%
- **Cost-to-rent:** 40.4×
- **Monthly cashflow:** £-3,550/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.7%

*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:** 14.9%
- **10y growth:** -19.5%

## House Price Index (HM Land Registry)

*Official index for Kensington and Chelsea; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -8.5%
- **5y growth (index):** -7.8%
- **10y growth (index):** -14.5%

## 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)