Slough · W11 4SL · 3-bed
Royal Crescent, London, W11
© OpenStreetMap · click to open in maps
Asking price
£1,650,000
£1,554/sqft
Verdict
Worth a closer look — area data is mixed
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£8,498/mo
6.2% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
£2,950/mo
2.1% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
⚠ Article 4 area — HMO conversion needs planning consent.
LHA / Section 8
£3,357/mo
2.4% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£2,854/mo
2.1% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
3-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
6.2% gross — clears typical 5%+ break-even threshold.
HMO (rooms)
2.1% HMO yield + Article 4 — slow + expensive to convert.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£109,250
Home mover
£109,250
2nd home / BTL
£191,750
Mortgage @ 75% LTV
- Loan
- £1,237,500
- Deposit
- £412,500
- Per month
- £7,599
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £604,250
Should you pay this?
City-wide stats vary too much within the 3-bed homes segment to give you a confident £ comparison. A 3-bed home in a quieter postcode can sit £200k+ apart from one in a hot postcode just down the road.
Before bidding: walk the street, pull HM Land Registry sold prices for this postcode sector, and check what genuinely-similar homes have actually transacted at over the last 12 months.
What it'd rent for
£8,498/month6.18% gross yield
Based on 651 live rentals in Slough · 3-bed homes here average £2,330/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 6,124 new listings here in the last month — good comparable supply.
- Inside an Article 4 area — HMO conversion needs planning consent (don't assume you can split it).
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