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2 bed Flat, Westminster, NW8

Flat 408 Addison House, Grove End Road, St John's Wood, London, NW8 9EL

A two-bedroom flat in Grove End Road, St John's Wood (NW8), leasehold. Auction House London is selling it at auction on Wednesday 11 November, with a guide of £425,000+. The auctioneer's listing says it needs updating.

Written by Lotwick from the key facts. For the full particulars, see Auction House London's lot page.

From the auctioneer's description:needs modernisation
Guide price
£425,000+
20days
13hrs
04mins
12secs
Wed 11 NovAdd to calendar
Bid on the auctioneer's site View the legal pack

Status verified with Auction House London 3 hours ago

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Location

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Westminster, NW8. Indicative location. Sources

Estimated cost to winPrice, fees and Stamp duty£438,050See breakdown
  • Price£425,000
  • Buyer's / admin fee£1,800
  • Stamp duty estimate£11,250
  • Legal pack and searches£0
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Auction House London's usual buyer's fees (£1,500 + VAT unless the addendum says otherwise). Check the lot's legal pack. Estimate only. How fees work

Key facts

Type
Flat
Bedrooms
2
Tenure
Leasehold
Council tax band
See legal pack
Auction
Wednesday, 11 November 2026
Lot number
Not yet numbered
Auctioneer
Auction House London
Postcode
NW8 9EL

Listed by Auction House London · Checked 21 Oct, 19:23

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Guide + works£425,000
Guide £425,000Works £0VAT & buffer

Rough 2026 ranges excluding VAT from Checkatrade, Homebuilding & Renovating and Self Build. Value estimates use Nationwide research (10% more space ≈ 5% more value; a loft or extension with a double bedroom and bathroom up to 24%). Not a valuation or a quote: view the property and get builders' quotes before you bid. Extensions and lofts may need planning permission.

Sale history

No past sales found for this exact address. It may not have sold since 1995, or be listed under a different name.

Recent sales in NW8 9EL

  • Flat 405 Addison House Grove End Road · Flat · Mar 2025£525,000
  • Flat 421 Addison House Grove End Road · Flat · Aug 2024£650,000
  • Flat 413 Addison House Grove End Road · Flat · Feb 2023£173,000
  • Flat 416 Addison House Grove End Road · Flat · Oct 2021£217,000
  • Flat 403 Addison House Grove End Road · Flat · Jun 2021£455,000
  • Flat 303 Addison House Grove End Road · Flat · Dec 2020£420,000

Contains HM Land Registry data © Crown copyright and database right. Licensed under the Open Government Licence v3.0. England and Wales only.

Around here

Photos taken nearby by Geograph contributors. They show the area, not necessarily this property.

Grove Court
Grove Court · about 70 m away
© Thomas Nugent, CC BY-SA 2.0
Cycle Hire, Grove End Road
Cycle Hire, Grove End Road · about 80 m away
© Oast House Archive, CC BY-SA 2.0
Elm Tree Road, NW8
Elm Tree Road, NW8 · about 90 m away
© Mike Quinn, CC BY-SA 2.0
Grove End Road, St John's Wood
Grove End Road, St John's Wood · about 90 m away
© Alex McGregor, CC BY-SA 2.0

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2-minute explainer: Guide price vs reserve priceRead before you bid