79 Marsham Street, London, London, London, SW1P

Let's open with the bad news. Come the end of September, the best thing about this apartment becomes completely useless.

It has air conditioning. It's August. By October, that'll matter to precisely nobody.

Then every summer after that, it will matter enormously — because only the ninth and tenth floors of St Johns Building have it. The eight floors underneath share the same address, the same porter and the same swimming pool, and every one of them will spend next Summer with the windows open and a fan losing the argument. You can rip out a kitchen. You can replace every bathroom in the place. You cannot move an apartment up eight storeys.

So, the rest of it — briefly, because you've read about nine of these today.

1,055 square feet, arranged laterally off a private hall. The reception runs the full length of the apartment in herringbone oak, a dining area at one end, doors opening onto a private balcony above the rooftops.

The kitchen is a separate room with a door on it — not a row of units along one wall of the living room. Open-plan has spent fifteen years insisting that's a fault. Anyone who has hosted a dinner party while stood at the hob in full view of the table, with the washing-up stacking up beside them, has long since decided otherwise.

Two double bedrooms both en-suite & guest powder room. That's a house's ratio inside an apartment — nobody queues, and a guest can put two doors between themselves and everyone else.

Concierge on duty round the clock. Swimming pool, sauna, spa treatment room and gym downstairs.

The river is four minutes away. Tate Britain five, the Abbey eight, Parliament nine — close enough to walk past on a Sunday, far enough that nobody comes down this street to photograph themselves. St James's Park and Pimlico Underground stations are just a short walk away, covering the Circle, District and Victoria lines. Victoria mainline, 12 minutes

£900,000, which is £853 a square foot. The air conditioning is thrown in free — right up until the end of September, anyway.

**EPC C, valid to July 2034.**