# HEXTON COURT, 6 FLAT 25 BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2XX

## Property details

- Slug: `049e1b0` (address key hash: `049e1b08dd0df0bac39a7a1439845cbef847fa17`)
- Postcode: N4 2XX
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £400,000 Feb 2026
- Local average: £550,112 (125 sales)
- Street crime: 1661 incidents within 1 mile (May 2026)

## Latest sale

- Price: £400,000
- Date: 2026-02-11
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-11 | £400,000 | Flat | — | £408,222 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-1517-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| HEXTON COURT, 6 FLAT 25 BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2XX | £400,000 | 11/02/2026 | Flat |

## Historic listings

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

- Matched listing: [163412030](http://87.117.209.195:8080/listings/25f238d)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £400,000 |
| listed | 2025-06-17 | £425,000 |
| sold | 2004-01-01 | £200,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KIMPTON COURT, 2 FLAT 36 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £761,000 | 22/01/2026 | Flat |
| SANDON COURT, 261 FLAT 27 GREEN LANES, LONDON, HACKNEY, GREATER LONDON, N4 2UX | £810,000 | 06/01/2026 | Flat |
| ASTON COURT, 64 FLAT 16 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2YD | £570,100 | 16/12/2025 | Flat |
| CHIPPING COURT, 12 FLAT 16 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BZ | £141,000 | 25/11/2025 | Flat |
| 69 TOP FLOOR FLAT QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2BG | £700,000 | 24/11/2025 | Flat |
| 13 FLAT D QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2SZ | £309,000 | 16/10/2025 | Flat |
| 21 SECOND FLOOR FLAT QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2SZ | £400,000 | 28/08/2025 | Flat |
| RADWELL COURT, 6 FLAT 12 CASBEARD STREET, LONDON, HACKNEY, GREATER LONDON, N4 2GD | £220,000 | 05/08/2025 | Flat |
| 96 FLAT 2 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2HW | £1,330,000 | 25/07/2025 | Flat |
| 27 SECOND FLOOR FLAT BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2HP | £513,750 | 09/06/2025 | Flat |
| 73 FLAT C DIGBY CRESCENT, LONDON, HACKNEY, GREATER LONDON, N4 2HS | £534,000 | 23/05/2025 | Flat |
| ASTON COURT, 64 FLAT 20 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2YD | £500,000 | 07/03/2025 | Flat |
| KIMPTON COURT, 2 FLAT 7 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £450,000 | 30/11/2023 | Flat |
| THERFIELD COURT FLAT 38 BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2XL | £465,000 | 14/11/2023 | Flat |
| WALLINGTON COURT, 6 FLAT 20 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £665,000 | 10/11/2023 | Flat |
| SANDON COURT, 261 FLAT 10 GREEN LANES, LONDON, HACKNEY, GREATER LONDON, N4 2UX | £620,000 | 31/10/2023 | Flat |
| KIMPTON COURT, 2 FLAT 10 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £460,000 | 20/10/2023 | Flat |
| ASTON COURT, 64 FLAT 13 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2YD | £555,700 | 29/09/2023 | Flat |
| 73 FLAT 6 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2BG | £405,000 | 26/09/2023 | Flat |
| KIMPTON COURT, 2 FLAT 37 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £480,000 | 25/09/2023 | Flat |

**Area average:** £544,478 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Highbury Hill, Highbury, London, N5](http://87.117.209.195:8080/listings/489924f) | £575,000 | 1 | Flat | 0.74 mi |

## Capital growth trend

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

- **5y growth:** -5.9%
- **10y growth:** 14.2%

## House Price Index (HM Land Registry)

*Official index for Hackney; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** 0.6%
- **5y growth (index):** 4.4%
- **10y growth (index):** 8.2%

## Rental Range

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

- **Low:** £2,360/mo
- **Realistic:** £2,622/mo
- **Optimistic:** £2,884/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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 |
|------|------|------|------|------|
| 1 Bed Flat, Stroud Green Road, N4 | £1,400/mo | 1 | 0.45 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.8×
- **Monthly cashflow:** £-340/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*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:** Job (default Low)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 427 |
| Violence and sexual offences | 403 |
| Theft from the person | 229 |
| Other theft | 122 |
| Public order | 99 |
| Shoplifting | 78 |
| Robbery | 71 |
| Drugs | 60 |
| Vehicle crime | 59 |
| Burglary | 41 |
| Bicycle theft | 37 |
| Possession of weapons | 14 |
| Other crime | 12 |
| Criminal damage and arson | 9 |
| **Total incidents** | **1661** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Parkwood Primary School | Primary | 0.2 miles | Good — 1 Jun 2015 |
| Ambler Primary School and Children's Centre | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Gillespie Primary School | Primary | 0.3 miles | Outstanding — 13 Dec 2023 |
| St John's Highbury Vale CofE Primary School | Primary | 0.4 miles | Good — 9 Nov 2023 |
| St Joan of Arc RC Primary School | Primary | 0.4 miles | Good — 1 Sep 2014 |