Flats/Maisonettes 4 sales on record

SPECTACLE WORKS

1A FLAT 75 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX

£395,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E13 9LX

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Thai Mint Beauty & Massage	0.0 miles
Bus stop	New City Road	0.1 miles
Hospital	Rainbow Ward	0.3 miles
Train station	Upton Park	0.6 miles
University	Arden University Stratford Campus	2.1 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£395,000 Mar 2026

Local average

£311,433 (28 sales)

Street crime

1134 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	17/03/2026	£395,000	Flat	-4.8%	£408,079 to May 2026	View transaction
Sold	16/01/2017	£415,000	Flat	+45.6%	£420,845 to May 2026	View transaction
Sold	11/10/2013	£285,000	Flat	+128%	£461,522 to May 2026	View transaction
Sold	27/03/2000	£125,000	Flat	—	£497,872 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£395,000
listed	23/12/2025	£400,000
sold	01/01/2017	£415,000
sold	01/01/2013	£285,000
sold	01/01/2007	£250,000
sold	01/01/2003	£208,000
sold	01/01/2000	£125,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
SPECTACLE WORKS, 1A FLAT 74 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX	£299,000	20/11/2025	Flat
SPECTACLE WORKS, 1A FLAT 77 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX	£275,000	16/05/2023	Flat
562A BARKING ROAD, PLAISTOW, LONDON, NEWHAM, GREATER LONDON, E13 9JU	£220,000	19/07/2022	Flat
SPECTACLE WORKS, 1A FLAT 73 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX	£388,000	15/07/2022	Flat
MERCURY HOUSE, 23 FLAT 4 HOLLYBUSH STREET, LONDON, NEWHAM, GREATER LONDON, E13 9ED	£390,000	14/07/2022	Flat
607A BARKING ROAD, PLAISTOW, LONDON, NEWHAM, GREATER LONDON, E13 9EZ	£170,000	06/05/2022	Flat
CALYPSO HOUSE, 28 FLAT 5 CAVE ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9DX	£325,000	29/04/2022	Flat
SPECTACLE WORKS, 1A FLAT 58 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX	£317,000	24/01/2022	Flat
SPECTACLE WORKS, 1A FLAT 6 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX	£330,000	12/11/2021	Flat
SPECTACLE WORKS, 1A FLAT 79 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX	£322,000	03/09/2021	Flat

Area average: £303,600 (10 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -16.1%

10y growth 33.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Newham. Series: Flats and maisonettes. As of May 2026.

1y (index) -3.2%

5y (index) -3.8%

10y (index) 5.8%

Rental Range

Estimated market rent for Newham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,735/mo

Realistic £1,928/mo

Optimistic £2,121/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Stevenage & North Herts: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Pegasus House, E13	£2,050/mo	2	0.19 miles	OpenRent
2 Bed Terraced House, Humberstone Road, E13	£2,000/mo	2	0.24 miles	OpenRent

Average rent: £2,025/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £253,125

Target investor price (1%) £202,500

Gross yield 6.2%

Cost-to-rent ratio 16.3×

Monthly cashflow £242/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~4,322 m² (1.07 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	363
Anti-social behaviour	229
Vehicle crime	135
Other theft	103
Shoplifting	64
Theft from the person	60
Public order	45
Drugs	37
Burglary	36
Robbery	28
Other crime	14
Possession of weapons	12
Bicycle theft	6
Criminal damage and arson	2
Total incidents	1134

Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Tunmarsh School	Other	0.1 miles	Good — 7 May 2024
The Service for Deaf and Partially Hearing Children	Other	0.1 miles	— (No rating)
Southern Road Primary School	Primary	0.3 miles	Good — 3 Jul 2014
New City Primary School	Primary	0.3 miles	Outstanding — 25 Sep 2022
Plaistow Primary School	Primary	0.3 miles	Good — 2 Jul 2024

FENSA

No FENSA certificates found for this address.

# SPECTACLE WORKS, 1A FLAT 75 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX

## Property details

- Slug: `2a570f8` (address key hash: `2a570f8871b5015fa55d9f14c74dad4b12bf672e`)
- Postcode: E13 9LX
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £395,000 Mar 2026
- Local average: £311,433 (28 sales)
- Street crime: 1134 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £395,000
- Date: 2026-03-17
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-17 | £395,000 | Flat | -4.8% | £408,079 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-149e-8922-e063-4804a8c094d0) |
| Sold | 2017-01-16 | £415,000 | Flat | +45.6% | £420,845 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4c4edfff-3da6-1854-e050-a8c063054f34) |
| Sold | 2013-10-11 | £285,000 | Flat | +128% | £461,522 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/48eb40b8-f0e8-4684-90da-8b8e18b0ac44) |
| Sold | 2000-03-27 | £125,000 | Flat | — | £497,872 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/f89d5219-6911-4f21-8c03-2a308c96b2ff) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| SPECTACLE WORKS, 1A FLAT 75 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £395,000 | 17/03/2026 | Flat |
| SPECTACLE WORKS, 1A FLAT 75 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £415,000 | 16/01/2017 | Flat |
| SPECTACLE WORKS, 1A FLAT 75 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £285,000 | 11/10/2013 | Flat |
| SPECTACLE WORKS, 1A FLAT 75 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £125,000 | 27/03/2000 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [170558738](http://87.117.209.195:8080/listings/a587fc4)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £395,000 |
| listed | 2025-12-23 | £400,000 |
| sold | 2017-01-01 | £415,000 |
| sold | 2013-01-01 | £285,000 |
| sold | 2007-01-01 | £250,000 |
| sold | 2003-01-01 | £208,000 |
| sold | 2000-01-01 | £125,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| SPECTACLE WORKS, 1A FLAT 74 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £299,000 | 20/11/2025 | Flat |
| SPECTACLE WORKS, 1A FLAT 77 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £275,000 | 16/05/2023 | Flat |
| 562A BARKING ROAD, PLAISTOW, LONDON, NEWHAM, GREATER LONDON, E13 9JU | £220,000 | 19/07/2022 | Flat |
| SPECTACLE WORKS, 1A FLAT 73 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £388,000 | 15/07/2022 | Flat |
| MERCURY HOUSE, 23 FLAT 4 HOLLYBUSH STREET, LONDON, NEWHAM, GREATER LONDON, E13 9ED | £390,000 | 14/07/2022 | Flat |
| 607A BARKING ROAD, PLAISTOW, LONDON, NEWHAM, GREATER LONDON, E13 9EZ | £170,000 | 06/05/2022 | Flat |
| CALYPSO HOUSE, 28 FLAT 5 CAVE ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9DX | £325,000 | 29/04/2022 | Flat |
| SPECTACLE WORKS, 1A FLAT 58 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £317,000 | 24/01/2022 | Flat |
| SPECTACLE WORKS, 1A FLAT 6 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £330,000 | 12/11/2021 | Flat |
| SPECTACLE WORKS, 1A FLAT 79 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LX | £322,000 | 03/09/2021 | Flat |

**Area average:** £303,600 (10 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -16.1%
- **10y growth:** 33.4%

## House Price Index (HM Land Registry)

*Official index for Newham; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -3.2%
- **5y growth (index):** -3.8%
- **10y growth (index):** 5.8%

## Rental Range

*ONS Price Index of Private Rents (Newham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,735/mo
- **Realistic:** £1,928/mo
- **Optimistic:** £2,121/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Pegasus House, E13 | £2,050/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Terraced House, Humberstone Road, E13 | £2,000/mo | 2 | 0.24 miles | OpenRent |

**Average rent: £2,025/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £253,125
- **Target investor price (1%):** £202,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,025/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.3×
- **Monthly cashflow:** £242/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 363 |
| Anti-social behaviour | 229 |
| Vehicle crime | 135 |
| Other theft | 103 |
| Shoplifting | 64 |
| Theft from the person | 60 |
| Public order | 45 |
| Drugs | 37 |
| Burglary | 36 |
| Robbery | 28 |
| Other crime | 14 |
| Possession of weapons | 12 |
| Bicycle theft | 6 |
| Criminal damage and arson | 2 |
| **Total incidents** | **1134** |

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Tunmarsh School | Other | 0.1 miles | Good — 7 May 2024 |
| The Service for Deaf and Partially Hearing Children | Other | 0.1 miles | — (No rating) |
| Southern Road Primary School | Primary | 0.3 miles | Good — 3 Jul 2014 |
| New City Primary School | Primary | 0.3 miles | Outstanding — 25 Sep 2022 |
| Plaistow Primary School | Primary | 0.3 miles | Good — 2 Jul 2024 |