UKPropertyTruth

Legacy Building, Nine Elms Bought in 2018: £1,425,000 Sold in 2025: £985,000 £440,000 lost. Down 31% in seven years. Battersea Power Station — the most hyped regeneration project in London. Billions spent. Celebrity residents. A Tube station built just for it. The same money in the S&P 500 would be worth £3.1m today. Instead, they got back less than a million.

@London2000x You're right, but there were a lot of cash buyers across Battersea/Nine Elms during that period

@UKPropertyTruth You wouldn’t be able to leverage the investment unless it was cash

Legacy Building, Nine Elms Bought in 2018: £1,425,000 Sold in 2025: £985,000 £440,000 lost. Down 31% in seven years. Battersea Power Station — the most hyped regeneration project in London. Billions spent. Celebrity residents. A Tube station built just for it. The same money in the S&P 500 would be worth £3.1m today. Instead, they got back less than a million.

@SwingdudeAnton True, 2021 was arguably the peak of the market

@UKPropertyTruth it kinda makes sense when you think about how much interest rates have gone up

167 Belvedere Row, White City Living, W12 Bought in 2021: £1,060,000 Sold in 2025: £720,000 £340,000 lost. Down 32% in just four years. Marketed as "luxury living next to Westfield." Bought at the peak. Sold for a third less.

@mickeyhynes How are rents looking on the other side of the tracks? Imagine they've also gone up significantly in recent years?

@UKPropertyTruth I live on the other side of the tracks, and I would love to live in that development. The service charges alone would bankrupt me.

Data: HM Land Registry rightmove.co.uk/house-prices/s…

Shrewsbury House, 42 Cheyne Walk, Chelsea Bought in 2016: £1,295,000 Sold in 2024: £850,000 Cheyne Walk — one of Chelsea's most iconic streets. £445,000 lost. Down 34% in eight years. In 2025, 204 properties in Kensington & Chelsea sold at a loss.

@rainbowland1979 @TowerHamletsJL That's right

@UKPropertyTruth @TowerHamletsJL Leasehold of course?

@kaiwalker777 We're going to post some successful transactions that were sold at significant profits as well. It's not all doom and gloom, but the market has been tough over the past few years

@UKPropertyTruth This is why buying doesn’t always equal better value.

@1joharrington There was a period of time where the service charges here shot up by over 50% over the course of a few years

@UKPropertyTruth Slightly smaller flat in same development has: Service Charge £8,353 per annum Ground Rent £800 per annum It’s EWS1 rating is A2 which is ok, but not as good as A1. mylondonhome.com/properties/leg…

@PavelBogdashov Early investors ended up doing well, but it's been really challenging across the board since late-2021

@UKPropertyTruth This is a rare situation, but yes, makes a case for investing over ownership in London

@europhilosopher This is only the stock that's actually officially sold. There is plenty of stock that's either not been listed or currently on the market across these types of developments

@UKPropertyTruth Not surprised, it's hideously 2004.

Apartment in 24 Albert Embankment, SE1 Bought in 2018: £1,763,000 Sold in 2024: £1,325,000 £438,000 lost on a luxury flat overlooking the Thames. That's -25% in 6 years. And it's not just this one — 7 flats in this building have sold at a loss since 2019.

@ukhpinfo What would this look like if you included stamp duty and an assumption around ongoing maintenance costs / service charges / ground rent on leasehold properties etc.?

How much rent have you paid vs the original house price? If you have been renting since 2005 (for example) the total rent paid between then and now would have bought your rental 1.7x. The rent paid would have paid for the house for any periods before April 2013.

@lord_fed @europhilosopher The stamp duty is another killer that isn't factored into our analysis (but will be going forward)

@europhilosopher @UKPropertyTruth And doesn’t include stamp duty

37 Thurloe Square, South Kensington Bought in 2014: £11,250,000 Sold in 2024: £9,055,000 A £2.2 million loss on one of London's most iconic garden squares. 10 years of ownership. Freehold. Still lost money. What does that tell you about "prime" London property? rightmove.co.uk/house-prices/s…

@DGBiGG1 Bear in mind there are also 3 beds and penthouses in this building bought for £3mm-£5mm, which just haven't traded since 2018-2019

@UKPropertyTruth Huge loss 👀

Data: HM Land Registry rightmove.co.uk/house-prices/s…

Battersea Power Station and Embassy Gardens are technically part of the same Nine Elms masterplan regeneration project. Yes, you're correct in that this isn't directly adjacent, (it's a 5 min walk away), but the power station is the centrepiece of the entire project. Nobody is claiming it's not a good project, we're just sharing the official government data on resale values. Early investors did well, but sales since 2022 have all taken place at a loss.

@UKPropertyTruth Bro that is called embassy gardens..Battersea power station development is seperare abd prices are still holding well..but still embassy gardens a very good project.

@HouseHoxton You're more than welcome to go through the full transaction history for units in this building - plenty of examples from 2018-2019 of similar flats between between 1.1mm-1.4mm rightmove.co.uk/house-prices/s…

@UKPropertyTruth I struggle to believe that was £1.425m , when you could have purchased a 4 bed house down the road in Wandsworth for the same money. Land Registry errors so exist.

Data: HM Land Registry rightmove.co.uk/house-prices/d…

@RobinNakamoto Yes, SDLT exacerbates the loss, not to mention service charges

@UKPropertyTruth *plus ~£100k in SDLT so make it £550k gone in 7 years 🤓

Pan Peninsula. 40th floor. Canary Wharf views. Bought for £1.4m in 2018. Sold for £950k in 2025. £450,000 gone in 7 years. The S&P 500 would've turned that £1.4m into £2.7m. Would you still buy in Canary Wharf?