London · SW1V 1JJ · 1-bed
Pimlico Place, 28 Guildhouse Street, SW1V
© OpenStreetMap · click to open in maps
Asking price
£650,000
Verdict
Overpriced by £220,005 vs 1-bed homes nearby
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
£656/mo
1.2% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
Best fit£1,895/mo
3.5% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£1,611/mo
3.0% 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
Not the right shape for a family.
Standard BTL
1.2% gross — won't cover costs at current rates.
Buy + rent later
Rent wouldn't cover mortgage — selling to exit may be your only option.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£20,000
Home mover
£20,000
2nd home / BTL
£52,500
Mortgage @ 75% LTV
- Loan
- £487,500
- Deposit
- £162,500
- Per month
- £2,994
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £215,000
Should you pay this?
Asking price is roughly £220,005 above what 1-bed homes typically go for here.
You're paying £650,000. Comparable 1-bed homes in this area suggest a market price of around £429,995.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£656/month1.21% gross yield
Based on 72,459 live rentals in London · 1-bed homes here average £1,227/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
Catchment area is the #1 driver of family-let demand and exit liquidity in the suburbs. Verify the local primary + secondary ratings before offering — an Outstanding catchment can add 5–10% to £/sqft; Inadequate is a permanent drag.
- All schools within 2 miles (DfE GIAS) — official register, last Ofsted, type
- Ofsted reports for SW1V 1JJ — full inspection reports + history
- Catchment visualiser (Locrating) — free-tier school-catchment map
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.
Area pulse
- Inside an Article 4 area — HMO conversion needs planning consent (don't assume you can split it).
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