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• Indicative desktop opinion of market value of the freehold interest in 8 Fairfax Place, London W14 8HN, at 4 October 2026: £1,075,000 (working range £925,000 – £1,175,000), medium confidence.
• The subject is a two-bedroom, two-bathroom detached house of 70 m² (EPC 2023; archived plan 71.9 m², about two-thirds at lower ground) with a sunken terrace, beside Holland Road near Kensington (Olympia).
• The anchor is the convergence of the subject's own 16 Jul 2012 sale (£965,000, indexed by the W14 repeat-sales index to £1,142,552 at the July 2026 settled endpoint) and two near-size Brook Green house sales (8 Hofland Road, 72 m², £1,126,528 indexed; 18 Hofland Road, 71 m², £1,155,326 indexed).
• The central figure sits about 6% below that convergence as a judgement for the basement-heavy layout, main-road setting, Flood Zone 2 and contrary evidence: larger RBKC-side mews/houses at £8.6–12.7k/m², a 57 m² house at £832k indexed, and a 2-bed Hofland Road house guided at £1.2m that remains unsold after 178 days.
• A credible downside case below the range exists (about £813k from the nearest mews sale scaled to size).

Prepared by MarketCode Analyst, an automated analytical service. No inspecting or signing valuer is appointed in this report. This is not a RICS Red Book-compliant valuation or a survey.

3Comparable evidence

No recent sale of a similar small pavilion house with mainly lower-ground accommodation was found in the subject's building, street or nearby. The strongest near-size evidence is two 71–72 m² Victorian cottages on Hofland Road, Brook Green: 8 Hofland (£1.17m, Jan 2024; £1,126,528 indexed) and 18 Hofland (£1.21m, Feb 2024, EPC E/single glazed; £1,155,326 indexed).

6Assessment

The subject's own 2012 sale indexed (£1,142,552) and the two near-size Hofland sales (£1.13–1.16m) converge at about £1.13–1.16m. I place the opinion at £1,075,000 (£15,357/m² on 70 m²), about 6% below that convergence. This is a judgement for the lower-ground-dominant layout, the Holland Road setting and Flood Zone 2, informed by the lower RBKC-side mews evidence, the falling index and slow current competition; it is not a measured adjustment.

The working range of £925,000–£1,175,000 extends further below the central figure than above it, to take in 44 Milson Road scaled to the subject's size and the subject's 2008 sale indexed (£961,992). A credible downside case outside the range comes from 25 Russell Gardens Mews scaled to the subject's size (£813k). The opinion would move with a confirmed listing, title restrictions, lower-ground damp or flood history, a materially different current condition, or a directly comparable small-house sale in Holland ward.