Summary - Basement, 70, Ladbroke Grove W11 2HF
2 bed 2 bath Flat
Stylish two-bedroom basement flat with private garden access in the heart of Notting Hill.
Private entrance and direct access to communal gardens
A beautifully refurbished two-bedroom basement flat in the heart of Notting Hill, finished to a high contemporary standard. The property benefits from a private entrance, high ceilings in the main reception, and direct access from the principal bedroom to a rear patio that leads onto attractive private communal gardens—rare for central W11 apartments. The open-plan reception/dining room and fitted kitchen create a bright, sociable living space, with a separate utility area and a compact study that suit modern working-from-home needs.
Practical strengths include two bathrooms, excellent storage in the principal bedroom, mains gas central heating with boiler and radiators, and a share of freehold tenure. At about 801 sq ft, the apartment offers comfortable proportions for a first home or a couple wanting extra space for guests or a home office. The location is highly convenient: equidistant between Notting Hill Gate and Holland Park stations, close to Westbourne Grove shops, and minutes from Holland Park and Kensington Gardens.
Buyers should note material facts plainly. This is a basement apartment, which can mean reduced natural light in some rooms despite large windows; buyers sensitive to light or ventilation should view carefully. The building dates from before 1900 with solid brick walls and no assumed cavity insulation, and the double glazing was installed before 2002—there may be opportunities or costs to improve thermal efficiency. Local recorded crime is above average for the area, so consider security measures. Council tax banding and some details should be confirmed prior to exchange.
Overall this is a stylish, move-in-ready flat in a sought-after central London pocket, offering immediate comfort and strong location appeal, balanced by typical period-building considerations around insulation, light and local safety statistics.
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