# 2 bedroom flat for sale (SW3 4TG)

## Property Details

| Key | Value |
|-----|-------|
| Address | BASEMENT FLAT, 28 SLOANE COURT EAST, LONDON, GREATER LONDON SW3 4TG |
| Price | £1,495,000 |
| Bedrooms | 2 |
| Last sold | £825,000 Jan 2010 |

## Description

A fabulous TWO BEDROOM apartment on the FIRST FLOOR moments from Sloane Square. Boasting grand proportions, wonderful light and access to private gardens (STC), this excellent property is presented in good order throughout. 

Sloane Court East is located south of Sloane Square off Royal Hospital Road in this prime location. There is a fabulous green and open aspect and a very short walk to the Underground station and many of the local conveniences. The sought after Kings Road with all the boutique shops, restaurants and bars is minutes away.

## Property Photos

- ![Photo](/listings/photos/53269687/1511999)
- ![Photo](/listings/photos/53269687/1512000)
- ![Photo](/listings/photos/53269687/1512001)
- ![Photo](/listings/photos/53269687/1512003)
- ![Photo](/listings/photos/53269687/1512004)
- ![Photo](/listings/photos/53269687/1512006)
- ![Photo](/listings/photos/53269687/1512008)
- ![Photo](/listings/photos/53269687/1512010)
- ![Photo](/listings/photos/53269687/1512017)

## Floorplans

- ![Floorplan](/listings/photos/53269687/1512019) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/53269687/1512021) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 BASEMENT FLAT SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TG | £825,000 | 15/01/2010 | Flat |
| 28 BASEMENT FLAT SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TG | £345,000 | 31/10/2000 | 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 |
|---------|-------|------|------|
| 59 BASEMENT FLAT SLOANE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1W 8ED | £575,000 | 16/01/2026 | Flat |
| [Same street] 24 FLAT 3 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TG | £700,000 | 20/11/2025 | Flat |
| [Same street] 28 FLAT 4 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TG | £1,250,000 | 15/10/2024 | Flat |
| 43 FLAT 2 SLOANE GARDENS, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1W 8ED | £3,500,000 | 23/11/2023 | Flat |
| YORK HOUSE FLAT 27 TURKS ROW, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TH | £700,000 | 27/10/2023 | Flat |
| YORK HOUSE FLAT 8 TURKS ROW, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TH | £1,100,000 | 08/06/2023 | Flat |
| BRISTOL HOUSE, 67 FLAT 31 LOWER SLOANE STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1W 8DD | £415,000 | 25/04/2023 | Flat |
| YORK HOUSE FLAT 24 TURKS ROW, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TH | £550,000 | 17/02/2023 | Flat |
| 5 FLAT 21 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TQ | £1,200,000 | 07/12/2022 | Flat |
| FLAT 6, 3 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TQ | £1,200,000 | 02/12/2022 | Flat |
| 17 - 21 FLAT 7 SLOANE COURT WEST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TD | £3,400,000 | 25/11/2022 | Flat |
| [Same street] 24 FLAT 1 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TG | £2,500,000 | 17/11/2022 | Flat |
| 34 SECOND FLOOR FLAT 4 LOWER SLOANE STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1W 8BP | £1,460,000 | 08/11/2022 | Flat |
| 75 FLAT 1 LOWER SLOANE STREET, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW1W 8DA | £1,040,000 | 07/11/2022 | Flat |
| BURTON COURT FLAT 54 FRANKLINS ROW, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4SY | £190,000 | 02/11/2022 | Flat |
| 8 FLAT 36 WHISTLER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1W 8BW | £20,700,000 | 31/10/2022 | Flat |
| 8 FLAT 29 WHISTLER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1W 8BW | £10,375,000 | 31/10/2022 | Flat |
| 8 FLAT 28 WHISTLER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1W 8BW | £8,400,000 | 28/10/2022 | Flat |
| BURTON COURT FLAT 51 FRANKLINS ROW, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4SY | £950,000 | 28/10/2022 | Flat |
| [Same street] 26 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TG | £8,500,000 | 07/10/2022 | Terraced |
| 32 FLAT 3 SLOANE COURT WEST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TB | £2,925,000 | 30/09/2022 | Flat |
| 8 FLAT 4 WHISTLER SQUARE, LONDON, CITY OF WESTMINSTER, GREATER LONDON, SW1W 8BW | £4,500,000 | 09/09/2022 | Flat |
| 3 FLAT 4 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TQ | £3,300,000 | 22/08/2022 | Flat |
| 5 FLAT 43 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TQ | £2,301,000 | 19/08/2022 | Flat |
| [Same street] 28 6 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TG | £1,560,000 | 01/07/2022 | Flat |
| [Same street] 22 FLAT 1 SLOANE COURT EAST, LONDON, KENSINGTON AND CHELSEA, GREATER LONDON, SW3 4TG | £2,525,000 | 11/11/2021 | Flat |

**Street average:** £2,839,167 (6 sales)
**Area average:** £3,439,050 (20 sales)

## Price vs local average

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

- **Local average:** £1,083,885 (61 Flat, SW3, 2024–2026)
- **Deviation:** +37.9%

## Rental Range

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

- **Low:** £3,236/mo
- **Realistic:** £3,596/mo
- **Optimistic:** £3,956/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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, Sloane Court East, SW3 | £4,000/mo | 2 | 0.01 miles | OpenRent |
| 2 Bed Flat, Buckingham Palace Road, SW1W | £4,600/mo | 2 | 0.32 miles | OpenRent |
| [Brompton Road, London, SW3](http://87.117.209.195:8080/listings/b704e27) | £3,640/mo | 2 | 0.65 miles | Rightmove |

**Average rent: £4,080/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £500,000
- **Target investor price (1%):** £400,000

*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 £4,000/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.1×
- **Monthly cashflow:** £-2,312/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.4%

*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:** -53.3%
- **10y growth:** -12.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -9%
- **5y growth (index):** -4.2%
- **10y growth (index):** -12.3%

## 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)