Landmark ‘multigenerational mansion` project at the top of Notting Hill seeks £25mn

Date Published 04 May 2022

EXCLUSIVE: Located at the highest point of Ladbroke Grove, St John's House is 'a window of opportunity for a seasoned developer to invest and redevelop one of London's most super-prime sites, or the perfect dwelling for a family waiting to create a boutique scheme with one trophy unit at the heart,' says Rokstone boss Becky Fatemi.

A'statuesque' period property in one of Notting Hill's most-wanted enclaves has come up for sale, with planning permission in place to create a remarkable flexible 'multi-generational mansion'.

Approved plans for St John's House promise a vast 15,000 square foot residence with sprawling living space divided into up to six parts, allowing different factions of an extended family to live together but independently – or for entirely separate apartments to be created, with a marquee central unit.

Originally built as two houses in the 1840s, the property is located at Ladbroke Grove's highest point – known as the 'crown' of Notting Hill – next to the Grade I-listed St John's The Evangelist Gothic church. It comes with a highly-prized 100-foot private garden, as well as direct access to Hanover Gardens (a two-acre private residents' garden), and the option for the new owner to apply for a key to the six-acre Ladbroke Square Gardens.

59 and 61 Ladbroke Grove were built by one of Notting Hill's original property developers, Richard Roy, on 'Hilly Field' to designs by Georgian architect James Thomson. Roy himself lived in No.59 in the 1840s, perhaps explaining the particularly generous garden. The address was changed to St John's House, St John's Gardens in 2017, and is currently configured as six flats.

Sole agency Rokstone Properties is now marketing the property with a £25mn asking price. 'St John's House is an ultra-luxury home in a ultra-prime location with an abundance of green space on the doorstep,' Rokstone founder Becky Fatemi tells PrimeResi. She estimates that, once remodelled according to approved plans for six units, the property could be worth £40mn in today's market.
It's taken four years to secure the planning consent, which would add an extension to the north-east side of the existing pair of houses, making the building symmetrical and in-keeping with neighbouring grand townhouses, and a fourth storey. Designs by W11-based Mishcon Jackson Architects also include a high-spec wellbeing suite and swimming pool in a new full-floorplate basement level, which could be used as communal amenity space.

The principal portion of the re-worked property – an 8,000 square foot triplex apartment at the centre of the building, with ceiling heights up to four metres – will have sole access to the garden. Other apartments are accessed via a separate entrance to the side, but can be arranged as either standalone units, or function as 'wings' of a particularly massive family home. All floors would have lift access.

'The lack of supply of units of this size with access to private gardens in Notting Hill has catapulted prices to being one of the highest price per square foot achieved in any borough in central London,' says Fatemi – noting that unmodernised properties in this area are now going for in excess of £4,000 per square foot. 'This is a window of opportunity for a seasoned developer to invest and redevelop one of London's most super-prime sites,' she adds, 'or the perfect dwelling for a family waiting to create a boutique scheme with one trophy unit at the heart. With light, extreme ceiling heights throughout, good views from all aspects and access to the gardens this ticks every box for an investor or an end user.'

'In the aftermath of the most acute phase of the pandemic, there is a swell in demand for large houses with private entrances and gardens in London's most beautiful central villages such as Notting Hill,' says Fatemi. 'This reflects the desire to socialise, the desire to visit loved ones more often – particularly from global families – and the desire to have space ahead of any future winter lockdowns. St John's House exactly offers this lifestyle.'

'In the aftermath of the most acute phase of the pandemic, there is a swell in demand for large houses with private entrances and gardens in London's most beautiful central villages such as Notting Hill,' says Fatemi. 'This reflects the desire to socialise, the desire to visit loved ones more often – particularly from global families – and the desire to have space ahead of any future winter lockdowns. St John's House exactly offers this lifestyle.'