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£174,050 below fair value

W2 1AZ

Merchant Square, London, W2

1 Beds
1 Baths
55 m² Floor area
Type Flat
Listed 15 May 2026
Asking price £699,950
Price per m² £12,726 / m²

A contemporary one bedroom apartment located on the tenth floor of this fabulous modern waterside development which offers fantastic living space and wonderful views across the Grand Union canal.

The accommodation comprises a dual aspect reception room with ample space for dining, fully integrated open plan kitchen including microwave and wine fridge, principal bedroom with built-in wardrobe and a fully tiled bathroom.

The property further benefits from comfort cooling, and onsite concierge located in the impressive entrance foyer, communal terrace and residents screening room.
Additional information
We have been informed of some fire safety matters that applicants should be aware of when considering this property. Further information will be provided.


Paddington Basin is located a short walk to Hyde Park and is within easy reach of Oxford Street and the West End. The nearest underground station is Paddington underground (District, Circle, Bakerloo and Hammersmith and City lines), Elizabeth line and mainline (Network Rail and Heathrow Express) and Marble Arch (Central line) station is also easily accessible.

How the asking price has moved

May 2026
£699,950
Listed at original asking price

What similar homes actually sold for

Nearby Land Registry transactions — the data behind our fair price estimate.

Address Sold price Date Type
Flat 409, 3, 3 MERCHANT SQUARE, W2 1AZ £1,400,000 Jun 2024 Flat
Flat 708, 3, 3 MERCHANT SQUARE, W2 1AZ £2,275,000 Mar 2024 Flat
Flat 610, 3, 3 MERCHANT SQUARE, W2 1AZ £865,000 Jan 2023 Flat
Flat 701, 3, 3 MERCHANT SQUARE, W2 1AZ £1,530,000 Jan 2023 Flat
Flat 410, 3, 3 MERCHANT SQUARE, W2 1AZ £785,000 Nov 2022 Flat
Flat 803, 3, 3 MERCHANT SQUARE, W2 1AZ £1,700,000 Dec 2021 Flat
Flat 502, 3, 3 MERCHANT SQUARE, W2 1AZ £1,870,000 Nov 2020 Flat
Flat 808, 3, 3 MERCHANT SQUARE, W2 1AZ £2,030,000 Sep 2019 Flat
Flat 710, 3, 3 MERCHANT SQUARE, W2 1AZ £900,000 Feb 2018 Flat
Source: HM Land Registry · W2 1AZ · Sorted by date

Merchant Square, London, W2

Our fair price estimate
£874,000
Nearby sold prices per m² × UK HPI × 55 m² floor area (EPC-declared)
Asking price £699,950
Fair price £874,000
Difference ↓ £174,050 under
Price per m² £12,726 / m²
Contact landlord
About this valuation

Fair price calculated from HM Land Registry sold prices in the same postcode area, adjusted by the UK House Price Index, and multiplied by the EPC-declared floor area of 55 m². Updated daily.