98, Hamilton Terrace, NW8 9UP

98 Hamilton Terrace is a 792 m² / 8,525 sq ft detached home in St. Johns Wood. It sold for £18,375,000 in February 2022. Indexed forward to today's value, that sale is roughly £17,113k. Recent local prices imply a broad valuation context of £7,880k to £10,763k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Feb 2022 £18,375,000 2.3% 0.3%
Jul 2011 £14,425,000 na na
Internal area
792 square metres (8,525 square feet) according to latest EPC inspection
Price per internal area

This property sold for £23,200 per square metre (£2,155 per square foot) in Feb 2022. Indexed forward to today's value, this is roughly £21,607 per square metre (£2,007 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Feb 2022 £18,375,000 £23,201 £17,112,744 £21,607
Jul 2011 £14,425,000 £18,213 £20,637,918 £26,058

Calculated using the latest EPC internal area of 792 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £17,112,744. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in St. Johns Wood are now selling for between £9,950 and £13,590 per square metre (£924 and £1,262 per square foot). Based on an internal area of 792 m², this implies a valuation between £7,880,000 and £10,763,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
7
Type
Detached
Council tax band
H
Plot size
906 square metres (9,752 square feet) - map showing freehold boundary lines
Planning applications
Planning ref:
January 2025 25/00654/TDD
Type:
Tree and hedge works
Status:
Decision has yet to be made
Address:
98 Hamilton Terrace London
Description:
1 x Beech (rear garden): fell
Planning ref:
May 2023 23/01946/FULL
Type:
Full and householder planning application
Status:
Application approved
Address:
98 Hamilton Terrace London
Description:
Installation of a door to side elevation and the erection of an external staircase with associated balustrade.
Planning ref:
May 2023 23/01958/FULL
Type:
Full and householder planning application
Status:
Application approved
Address:
Blundells Preparatory School Milestones House Blundells Road Tiverton Devon
Description:
Replacement and enlargement of rear second floor window.
Planning ref:
November 2022 22/07732/ADFULL
Type:
Discharge of conditions imposed on an existing application
Status:
Application approved
Address:
98 Hamilton Terrace London
Description:
Details of new windows to front and side elevation and new side gate pursuant to Conditions 4.2 and 4.3 of planning permission dated 12th September 2022(RN:22/02285/FULL)
Planning ref:
October 2022 22/07238/FULL
Type:
Full and householder planning application
Status:
Decision has yet to be made
Address:
98 Hamilton Terrace Londo
Description:
Variation of condition 1 of planning permission dated 12 February 2015 (RN:22/02285/FULL) for the Conversion of garage to habitable living accommodation with new window to front elevation at lower ground floor level, installation of new timber window on side elevation at upper ground floor level; new metal window to the side elevation at lower ground floor level, replacement of existing metal side gate to timber side gate, relocation of rear access stairs, installation of linear walk-on skylights to the rear patio, new balustrade to rear terrace and associated external alterations.Namely,to remove both walk on roof lights to the rear of upper ground floor, the installation of rooflight under stairs to rear garden and reduction of terrace depth to match existing
Planning ref:
April 2022 22/02285/FULL
Type:
Full and householder planning application
Status:
Decision has yet to be made
Address:
98 Hamilton Terrace Londo
Description:
Alteration to elevations; includes reinstating front window, new balustrade and staircase to side elevation, removal of existing side staircase, masonry infill and two new door openings to side elevation, removal of existing side window and infill with masonry, replacement of side access gate, side entry levels reconfigured with new paving steps and handrail, installation of flues and air vents to side and rear elevations, landscaping framing the new linear rooflight in the rear garden, alteration of external steps with new glass balustrades to rear garden, alteration to rear window at second floor and new side window at lower ground floor.
Planning ref:
October 2015 15/07710/FULL
Type:
Full and householder planning application
Status:
Application approved
Address:
98 Hamilton Terrace Londo
Description:
Variation of Condition 7 of planning permission dated 16 October 2012 (RN: 12/06817) for demolition of existing rear conservatory and construction of new rear extension to replace existing, extended garden terrace, extension/alterations to existing third floor roof storey, associated external alterations, installation of vents in connection with internal plant and replacement air conditioning unit within acoustic enclosure and timber screen in rear garden; namely, to change wording of the condition to allow the use of a translucent/obscure film to be applied to the ground floor window in the rear extension (east elevation) instead of obscure glass. (Application under Section 73 of the Town and Country Planning Act 1990.)
Planning ref:
July 2015 15/05969/ADFULL
Type:
Discharge of conditions imposed on an existing application
Status:
Application refused
Address:
98 Hamilton Terrace Londo
Description:
Sample of glass (at least 300mm square) to be put in the window in the side elevation of the extension pursuant to Condition 7 of planning permission dated 16 October 2012 (RN: 12/06817).
Planning ref:
February 2014 14/00657/TCA
Type:
Tree and hedge works
Status:
Application approved with conditions
Address:
98 Hamilton Terrace Londo
Description:
T1: 1 x alder (rear): Reduce height to match reduced height of T3. Shorten lateral branches to suitable subsidiary branches to form a balanced canopy outline. Prune back to NE boundary. T2: 1 x scarlet oak (rear): Prune back to boundary. T3: 1 x alder (rear): Reduce height by up to 3m. Shorten lateral branches to suitable subsidiary branches to form a balanced canopy outline. Prune back to NE boundary.
Planning ref:
January 2014 13/10860/FULL
Type:
Full and householder planning application
Status:
Application approved
Address:
98 Hamilton Terrace Londo
Description:
Replace existing trellis and build in brickwork to match existing.
EPC Inspections
Summary:
22 September 2020 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
marketed sale
Tenure:
Owner-occupied
Property type:
Detached House , has 13 habitable rooms. Estimated year built 1930 to 1949
Area:
792 sqm (8,525 square foot) total internal area
Comments:
Walls: Solid brick, as built, no insulation (assumed). Roof: Flat, insulated (assumed). Heating: Boiler and underfloor, mains gas.
Summary:
17 August 2010 - energy performance certificate grade E
Reason for EPC:
None
Tenure:
Owner-occupied
Property type:
None , has 13 habitable rooms. Estimated year built 1930 to 1949
Area:
836 sqm (8,999 square foot) total internal area
Comments:
Frequently asked questions

98 Hamilton Terrace is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £17,112,744.
  • Based on an internal area of 792 m² and recent prices in St. Johns Wood, this implies a lower and upper quartile range from £7,880,000 to £10,763,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 98 Hamilton Terrace last sold for £18,375,000 in February 2022.

HouseMetric shows 98 Hamilton Terrace as 792 m² (8,525 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 7 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is D, from an inspection dated 22 September 2020. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 98 Hamilton Terrace was in council tax band H. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

98 Hamilton Terrace is in postcode NW8 9UP, in St. Johns Wood. You can also view HouseMetric's sold-price page for Hamilton Terrace, NW8 9UP or analysis of the St. Johns Wood property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.