Square Feet: local property news sponsored by Jackson-Stops
Harry Buchanan Director, Pimlico and Westminster Sales, Jackson-Stops – 28 July 2025
Pimlico update
I wanted to share an update on what we’re seeing in the local property market, especially since much of the news has focused on real estate lately.
We had a strong first quarter and an even better second quarter, which gives us a positive outlook for Q3. The last three months have been incredibly busy even more so than the first three months of this year, which themselves were busier than the last quarter of last year. This trend suggests growing confidence and healthy transaction levels. We’re also seeing this reflected in the number of successful mortgage valuations and new applicants.
While the broader news might paint a different picture, it’s important to remember that Pimlico and Westminster often operate as a microclimate within the larger market. With over 20 years of experience, I’ve seen how unique our local dynamics can be.
Here are some key figures:
* We’ve agreed 104% more transactions at the half-year point compared to the same period last year.
* We’ve averaged 96% of the guide price.
* We agreed 38% more properties in the second quarter than in the first.
* The average selling price of a property in Q2 2025 is 47% higher than in Q2 2024.
* 50% of our transacted deals this year have been cash purchases.
So who is buying? First-timers, pied-à-terre purchasers, and families looking for homes continue to be the main drivers, with the majority being UK-based. Currently, 52% of properties under offer are not being purchased with a mortgage.
And who is selling? Many are consolidating assets due to retirement, new long-term plans, or helping their children get on the property ladder. Lifestyle choices appear to be the primary motivation for both sides.
As I’ve always emphasised, the key to a successful sale is sensible, accurate, and evidence-based pricing, coupled with a measured dose of ambition, a strategic marketing plan and the right agent to get the job done.
The letting market remains consistently busy with limited stock, and strong prices are regularly being achieved. This can often be an excellent Plan B for some sellers to retain their assets if they are discretionary sellers.
If you are considering a move now or in the near future, whether locally, further afield, or simply looking to dispose of an asset, or if you’d just like an updated valuation for your portfolio, please don’t hesitate to get in touch.
We look forward to hearing from you.
With very best wishes,
Harry Buchanan, Director, Pimlico and Westminster Sales, Jackson-Stops
020 7828 4050, harrybuchanan@jackson-stops.com
Pimlico, the property sweet spot
(ES. Homes & Property article 22 October 2019)
Young professionals love a sweet spot that offers central London’s buzz but cheaper monthly rents.
Next to the river and with Victoria station and Westminster on the doorstep, Pimlico is right in the thick of it.
The area is now feeling some of the spillover effects of the massive regeneration happening in Victoria — not least the rash of new restaurants and bars that have opened there recently. Read more…
Pimlico offers homebuyers a square deal for prime central London
(Financial Times article 27 July 2017)
Belgravia’s neighbour can serve up Regency homes in a prime location — minus the prime prices.
Two-hundred years ago, Pimlico was a swamp. Raised using the spoil from the development of St Katherine’s Docks, “South Belgravia” was the brainchild of master builder Thomas Cubitt, who wanted to extend the grand stucco residencies that he had designed on Eaton and Belgrave squares down to the river. Read more…
Recent sales in Warwick Square
| 15/04/25 | FLAT 19M | 18-20 | WARWICK SQUARE | SW1V 2AB | £1,350,000 |
| 13/12/24 | FLAT 2 | 20 | WARWICK SQUARE MEWS | SW1V 2EL | £725,000 |
| 29/11/24 | FLAT 1 | 2 | WARWICK SQUARE | SW1V 2AA | £2,300,000 |
| 01/11/24 | FLAT L | 27 | WARWICK SQUARE | SW1V 2AD | £1,335,000 |
| 01/08/24 | FLAT A | 52 | WARWICK SQUARE | SW1V 2AJ | £2,730,000 |
| 11/06/24 | FLAT E | 5-6 | WARWICK SQUARE | SW1V 2AA | £855,000 |
| 18/04/24 | FLAT L | 29 | WARWICK SQUARE | SW1V 2AD | £1,000,000 |
| 05/04/24 | FLAT A | 65 | WARWICK SQUARE | SW1V 2AL | £1,715,000 |
| 14/12/23 | FLAT B | 55-57 | WARWICK SQUARE | SW1V 2AJ | £5,500,000 |
| 20/10/23 | FLAT 49 | 45-49 | WARWICK SQUARE | SW1V 2AJ | £3,800,000 |
| 12/09/23 | 7A | WARWICK SQUARE | SW1V 2AA | £1,275,000 | |
| 19/05/23 | 7 | WARWICK SQUARE MEWS | SW1V 2EL | £1,150,000 | |
| 02/05/23 | FLAT K | 59 | WARWICK SQUARE | SW1V 2AL | £1,360,000 |
| 28/04/23 | 64 | WARWICK SQUARE | SW1V 2AL | £750,000 | |
| 22/03/23 | FLAT 2 | 20 | WARWICK SQUARE MEWS | SW1V 2EL | £650,000 |
| 06/01/23 | FLAT H | 65 | WARWICK SQUARE | SW1V 2AL | £3,000,000 |
| 21/12/22 | FLAT 4 | 2 | WARWICK SQUARE | SW1V 2AA | £842,000 |
| 06/12/22 | FLAT 19B | 18-20 | WARWICK SQUARE | SW1V 2AB | £1,300,000 |
| 25/11/22 | FLAT F | 29 | WARWICK SQUARE | SW1V 2AD | £920,000 |
| 27/10/22 | FLAT S | 74 | WARWICK SQUARE | SW1V 2AR | £1,430,000 |
| 27/09/22 | FLAT 7 | 77 | WARWICK SQUARE | SW1V 2AR | £675,000 |
| 12/09/22 | FLAT F | 3 | WARWICK SQUARE | SW1V 2AA | £1,400,000 |
| 31/08/22 | FLAT L | 59 | WARWICK SQUARE | SW1V 2AL | £3,350,000 |
| 15/08/22 | FLAT 6 | 5-6 | WARWICK SQUARE | SW1V 2AA | £2,100,000 |
| 04/07/22 | FLAT 10 | 75 | WARWICK SQUARE | SW1V 2AR | £640,000 |
| 30/06/22 | FLAT B | 55-57 | WARWICK SQUARE | SW1V 2AJ | £5,500,000 |
| 07/06/22 | FLAT S | 13-15 | WARWICK SQUARE | SW1V 2AA | £295,000 |
| 13/05/22 | FLAT 6 | 77 | WARWICK SQUARE | SW1V 2AR | £825,000 |
| 11/03/22 | FLAT H | 29 | WARWICK SQUARE | SW1V 2AD | £930,000 |
| 31/01/22 | FLAT M | 62 | WARWICK SQUARE | SW1V 2AL | £1,350,000 |
| 29/11/21 | FLAT 20E | 18–20 | WARWICK SQUARE | SW1V 2AB | £2,020,000 |
| 15/10/21 | FLAT 5 | 59 | WARWICK SQUARE | SW1V 2AL | £2,750,000 |
| 30/07/21 | FLATS D&E | 54 | WARWICK SQUARE | SW1V 2AJ | £1,677,450 |
| 28/06/21 | FLAT C | 52-53 | WARWICK SQUARE | SW1V 2AJ | £2,500,000 |
| 08/06/21 | FLAT J | 27 | WARWICK SQUARE | SW1V 2AD | £740,000 |
| 07/05/21 | 2ND FLOOR FLAT | 70 | WARWICK SQUARE | SW1V 2AR | £641,750 |
| 09/04/21 | FLAT O | 18-20 | WARWICK SQUARE | SW1V 2AB | £1,100,000 |
| 09/04/21 | FLAT F | 54 | WARWICK SQUARE | SW1V 2AJ | £512,500 |
| 31/03/21 | FLAT 19D | 18-20 | WARWICK SQUARE | SW1V 2AB | £1,500,000 |
| 19/02/21 | FLAT D | 9 | WARWICK SQUARE | SW1V 2AA | £1,070,000 |
| 30/10/20 | FLAT 2 | 62 | WARWICK SQUARE | SW1V 2AL | £8,500,000 |
| 23/10/20 | FLAT G | 23 | WARWICK SQUARE | SW1V 2AB | £1,150,000 |
| 14/09/20 | FLAT O | 58 | WARWICK SQUARE | SW1V 2AJ | £2,400,000 |
| 13/08/20 | FLAT L | 65 | WARWICK SQUARE | SW1V 2AL | £550,000 |
| 02/12/19 | FLAT E | 50-51 | WARWICK SQUARE | SW1V 2AJ | £3,750,000 |
| 15/11/19 | FLAT Q | 55-57 | WARWICK SQUARE | SW1V 2AJ | £3,350,000 |
| 08/11/19 | FLAT B | 29 | WARWICK SQUARE | SW1V 2AD | £1,050,000 |
| 23/09/19 | FLAT G | 73 | WARWICK SQUARE | SW1V 2AR | £765,000 |
| 26/07/19 | FLAT K | 73 | WARWICK SQUARE | SW1V 2AR | £915,000 |
| 06/06/19 | FLAT E | 73 | WARWICK SQUARE | SW1V 2AR | £600,000 |
| 22/02/19 | FLAT 2 | 20 | WARWICK SQUARE MEWS | SW1V 2EL | £610,000 |
| 11/01/19 | FLAT 6 | 79 | WARWICK SQUARE | SW1V 2AR | £1,875,000 |
| 14/12/18 | FLAT C | 63 | WARWICK SQUARE | SW1V 2AL | £2,150,000 |
| 11/12/18 | FLAT F | 3 | WARWICK SQUARE | SW1V 2AA | £1,000,000 |
| 28/09/18 | FLAT V | 7 | WARWICK SQUARE | SW1V 2AA | £835,000 |
| 28/09/18 | FLAT 1 | 60 | WARWICK SQUARE | SW1V 2AL | £1,800,000 |
| 27/09/18 | FLAT 20E | 18-20 | WARWICK SQUARE | SW1V 2AB | £1,400,000 |
| 05/09/18 | FLAT D | 5-6 | WARWICK SQUARE | SW1V 2AA | £970,000 |
| 21/06/18 | FLAT 4 | 4 | WARWICK SQUARE | SW1V 2AA | £835,000 |
| 17/05/18 | FLAT F | 29 | WARWICK SQUARE | SW1V 2AD | £650,000 |
| 17/05/18 | FLAT H | 29 | WARWICK SQUARE | SW1V 2AD | £670,000 |
| 11/05/18 | FLAT M | 9 | WARWICK SQUARE | SW1V 2AA | £2,680,000 |
| 16/02/18 | FLAT B | 66 | WARWICK SQUARE | SW1V 2AP | £985,000 |
| 19/10/17 | FLAT F | 10 | WARWICK SQUARE | SW1V 2AA | £1,510,000 |
| 02/10/17 | FLAT 3 | 1 | WARWICK SQUARE | SW1V 2AA | £970,000 |
| 28/07/17 | FLAT 4 | 77 | WARWICK SQUARE | SW1V 2AR | £850,000 |
| 22/06/17 | FLAT 2 | 75 | WARWICK SQUARE | SW1V 2AR | £850,000 |
| 24/04/17 | FLAT M | 65 | WARWICK SQUARE | SW1V 2AL | £550,000 |
| 31/03/17 | 79 | WARWICK SQUARE | SW1V 2AR | £3,550,000 | |
| 07/03/17 | 1ST FLOOR FLAT | 72 | WARWICK SQUARE | SW1V 2AR | £680,000 |
| 12/01/17 | FLAT 3 | 69 | WARWICK SQUARE | SW1V 2AR | £1,855,000 |
| 26/11/16 | 4TH FLOOR FLAT | 72 | WARWICK SQUARE | SW1V 2AR | £622,000 |
| 25/11/16 | FLAT E | 27 | WARWICK SQUARE | SW1V 2AD | £820,000 |
| 21/11/16 | BASEMENT GROUND AND 1ST FLOOR | 65 | WARWICK SQUARE | SW1V 2AP | £5,000,000 |
| 15/11/16 | FLAT B | 55-57 | WARWICK SQUARE | SW1V 2AJ | £4,250,000 |
| 07/11/16 | FLAT 49 | 45-49 | WARWICK SQUARE | SW1V 2AJ | £3,250,000 |
| 08/11/16 | 4 | WARWICK SQUARE | SW1V 2AA | £46,000 | |
| 23/06/16 | FLAT 3 | 77 | WARWICK SQUARE | SW1V 2AR | £640,000 |
| 20/05/16 | FLAT F | 5-6 | WARWICK SQUARE | SW1V 2AA | £1,265,000 |
| 31/03/16 | FLAT O | 13 | WARWICK SQUARE | SW1V 2AB | £2,000,000 |
| 31/03/16 | FLAT D | 61 | WARWICK SQUARE | SW1V 2AL | £878,000 |
| 30/03/16 | FLAT B | 26 | WARWICK SQUARE | SW1V 2AD | £1,170,000 |