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Flat 4, Adiba House, 1A Westbourne Gardens, London, W2 5NR

UPRN:10033627907Flat/Maisonette3 bedsBuilt 2012 onwards
LeaseholdCouncil Tax: Band HEPC: B (83)
Data freshness:Ownership· freshOwnership: fresh, refreshed 2d ago (2026-11-06T17:34:01.679477+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Flat 4, Adiba House, 1A Westbourne Gardens, London, W2 5NR

HP Score

Mixed
Verdict
2 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
20 of 21 sources
Sale Estimate
£1,526,000
£1.22M - £1.83MLow
Estimate
£1.53M
Range
£1.22M – £1.83M
Rent Estimate (pcm)
£6,450
£6k - £7k
Monthly
£6,450
Yield
5.07%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 73/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (98/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
73/ 100
Mixed
Investment Score
74/ 100
High
Crime Score
59/ 100
Elevated
Walkability
98/ 100
Excellent
Transit & Bike
Transit 73Bike 74
Walk Score, out of 100

Valuation & Market

Sale Estimate£1,526,000
Rent Estimate (pcm)£6,450
Gross Yield5.07%
1y Growth-62.1%
3y Growth-6.8%
5y Growth-4.2%
10y Growth-0.3%
Last Sold Price£4,100,000 (2024-07-25)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
0W2 5NR
Approval Rate
-12mo
Development
low
  • 26/07418/FULL
    Refurbishment and internal reconfiguration of the existing single dwelling, including the adaptation of the existing basement vaults beneath the private forecourt through the lowering of the existing vault floors to provide additional habitable accommodation, external works comprise the installation of two new timber sash windows within the existing front lightwell, the upgrading of the existing timber sash windows with slim-profile double glazing, the replacement of the existing front entrance door with a timber door to match the character of the property, alterations to the front lightwell including Yorkstone paving, and associated internal and external works.
    Pending
  • 26/07372/LBC
    Amalgamation of two residential units with internal refurbishment and reconfiguration. (Linked with 26/07371/FULL)
    Pending
  • 26/07375/NMA
    Amendments to planning permission dated 4th August 2026 (RN 26/03970/FULL) for the Replacement of roof terrace access stair with glazed hatch, new timber decking and front and rear roof railings to roof terrace, with infilling side window of closet wing. NAMELY, Hinged hatch access substituted by sliding hatch.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership30.8%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2024-07-25
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172
Population Density-
Owner Occupied28%
Age Distribution
0-15 11%16-64 78%65+ 11%
View Area Profile

Schools Nearby

  • Westminster Academy
    0.2 mi
    Good
  • Edward Wilson Primary School
    0.2 mi
    Good
  • College Park School
    0.2 mi
    Good
  • St. Mary of the Angels Catholic Primary School
    0.3 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 27E Westbourne Gardens
    -
    £935k
    -
  • 15 Westbourne Gardens
    -
    £711k
    -
  • Adiba House, 1A Westbourne Gardens
    -
    £4.25M
    -
  • Adiba House, 1A Westbourne Gardens
    -
    £1.50M
    -