What does £1 million actually get you in Notting Hill?
Curated by OB Private, Crafted for You
It depends entirely on which question you are asking.
If you want a house – a freehold, on a street worth living on in Notting Hill – £1 million does not get you there. It hasn’t for some time. The entry point for even a modest terraced house in W11 now sits comfortably above that figure. But £1 million is not a small amount of money. If you know where to look, it still buys something worth having.
At the lower end of the bracket, £750,000 secures a two-bedroom apartment on Westbourne Park Road with a private balcony and a Royal Borough of Kensington and Chelsea postcode. At £800,000, the options widen considerably: a one-bedroom apartment on St Lukes Road with a west-facing terrace, a two-bedroom home on Powis Square overlooking one of Notting Hill’s most attractive garden squares, or a larger design-led apartment on St Marks Road where buyers benefit from the value still available on the neighbourhood’s northern edge.
At £850,000, Aldridge Road Villas — known locally as the Toast Rack and one of Notting Hill’s most sought-after enclaves — offers period proportions, a private entrance and an address that consistently attracts demand. At £900,000, a two-bedroom apartment on Portobello Road with a substantial west-facing terrace puts buyers on one of London’s most recognisable streets — and gives them somewhere to actually enjoy it.
Around the £1 million mark, the proposition shifts again. Buyers can choose between a garden residence on Ladbroke Grove with access to some of the area’s most desirable communal gardens, or a two-bedroom apartment in a sought-after portered development on Artesian Road. Beyond that level, the emphasis increasingly moves away from space and towards position. A one-bedroom apartment overlooking Kensington Park Gardens at £1.1 million or a two-bedroom home on Leinster Square at £1.25 million are not commanding a premium because they offer dramatically more accommodation. They command a premium because they offer something buyers perceive as increasingly scarce.
What this range reveals is that £1 million in Notting Hill no longer buys certainty. It buys a choice.
A decade ago, buyers at this level were primarily buying space. Today they are buying access to a version of Notting Hill they have spent years imagining themselves living in. The Portobello version. The garden square version. The quiet, tree-lined version with a west-facing terrace. The market has become precise at pricing those distinctions.
That is perhaps the most interesting thing about Notting Hill today. Buyers are no longer simply paying for square footage. They are paying for position. A two-bedroom garden flat can sit comfortably in the same pricing conversation as a smaller apartment overlooking one of the neighbourhood’s most prestigious communal gardens because buyers are not always choosing between bedrooms and bathrooms. More often, they are choosing between different versions of Notting Hill itself.
Flat C, 312 Westbourne Park Road, Notting Hill
A two-bedroom apartment on Westbourne Park Road with a private balcony. Period character, Royal Borough postcode, £750,000.
A one-bedroom apartment on St Lukes Road with a bay window, French doors and a west-facing terrace. Share of freehold. £800,000.
A two-bedroom apartment on Powis Square with a private roof terrace overlooking The Tabernacle and south-facing views across the square. £800,000.
81 St Marks Road, North Kensington
A design-led two to three-bedroom apartment on St Marks Road, 784 sq ft, with high ceilings, a south-westerly facing reception room and a versatile third room that works as a dining room, home office or guest bedroom. £800,000.
22 Aldridge Road Villas, Notting Hill, London
A two-bedroom apartment on Aldridge Road Villas – the Toast Rack – with its own private entrance, high ceilings and sash windows throughout. £850,000.
255 Portobello Road, Notting Hill, London
A two-bedroom apartment on Portobello Road with a substantial west-facing terrace. One of Notting Hill’s most recognisable addresses. £900,000.
38 Ladbroke Grove, Notting Hill, London
A two-bedroom garden apartment on Ladbroke Grove with a private garden opening directly onto Stanley Crescent communal gardens and access to Ladbroke Square Gardens. £1,000,000.
The Westbourne, 1 Artesian Road, Notting Hill, London
A two-bedroom, two-bathroom apartment at The Westbourne on Artesian Road with a Juliette balcony, lift access, on-site porter and communal gardens. £1,000,000.
44 Kensington Park Gardens, Notting Hill, London
A one-bedroom apartment on Kensington Park Gardens, Grade II listed, with 3.16 metre ceilings, south-facing reception room and access to both Ladbroke Square and Stanley Gardens. £1,100,000.
33 Leinster Square, Notting Hill, London
A two-bedroom apartment on Leinster Square, second floor, with 3.1 metre ceilings, west-facing views across the private communal gardens and sash windows throughout. £1,250,000.
For more details on any of the above properties, please get in touch with charlie@obprivate.co.uk
