Terraced 2 sales on record

8 BRISTOL ROAD

LONDON, NEWHAM, GREATER LONDON, E7 8HF

£485,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E7 8HF

Nearby

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

Type	Name	Distance
Shop	Unknown	0.1 miles
Bus stop	South Esk Road	0.1 miles
Train station	Woodgrange Park	0.5 miles
Hospital	Rainbow Ward	1.3 miles
University	Arden University Stratford Campus	2.2 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Last sold

£485,000 Jan 2026

Local average

£644,010 (53 sales)

Street crime

1335 incidents within 1 mile (May 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	30/01/2026	£485,000	Terraced	+21.3%	£480,954 to April 2026	View transaction
Sold	01/08/2016	£400,000	Terraced	—	£463,902 to April 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	£485,000
listed	15/04/2025	£475,000
sold	01/01/2016	£400,000
sold	01/01/2001	£120,000

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
70 RUTLAND ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 8PH	£470,000	17/12/2025	Terraced
186 STRONE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8ES	£635,147	12/12/2025	Terraced
138 STRONE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8ES	£550,000	31/10/2025	Terraced
69 RUTLAND ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 8PQ	£485,000	18/07/2025	Terraced
44 STAFFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NN	£470,000	30/11/2023	Terraced
35 LANSDOWN ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NF	£375,000	30/11/2023	Terraced
48 CHESTER ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8QS	£600,000	08/11/2023	Terraced
193 STRONE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8ET	£390,000	07/11/2023	Terraced
47 RUTLAND ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 8PQ	£425,000	20/10/2023	Terraced
50 PRESTBURY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NG	£352,000	16/08/2023	Terraced
50 PRESTBURY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NG	£345,000	03/07/2023	Terraced
429 KATHERINE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LS	£415,000	17/03/2023	Terraced
142 SHREWSBURY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8QB	£345,000	20/01/2023	Terraced
72 RUTLAND ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 8PH	£520,000	16/12/2022	Terraced
184 MONEGA ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8ER	£460,000	16/12/2022	Terraced
204 SHREWSBURY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8QJ	£213,132	11/11/2022	Terraced
462 KATHERINE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NP	£525,000	30/09/2022	Terraced
131 MONEGA ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8EP	£595,500	15/09/2022	Terraced
47 BRISTOL ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HG	£495,000	26/08/2022	Terraced
117 MONEGA ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8EP	£512,000	25/08/2022	Terraced

Area average: £458,889 (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
Clinton Road, Forest Gate, Newham, London	£625,000	3	Terraced	0.98 mi

Capital growth trend

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

5y growth 53.4%

10y growth 41.3%

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

1y (index) -1.2%

5y (index) 3.3%

10y (index) 23%

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 Cambridge: 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
3 Bed Flat, A, E7	£2,400/mo	3	0.39 miles	OpenRent
3 Bed Flat, Romford Road, E7	£2,400/mo	3	0.4 miles	OpenRent

Average rent: £2,400/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £300,000

Target investor price (1%) £240,000

Gross yield 5.9%

Cost-to-rent ratio 16.8×

Monthly cashflow £225/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.9%

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)

Street-level crime

Category	Count
Violence and sexual offences	359
Anti-social behaviour	321
Vehicle crime	136
Other theft	114
Theft from the person	103
Shoplifting	70
Public order	62
Robbery	53
Burglary	46
Drugs	37
Other crime	13
Bicycle theft	10
Criminal damage and arson	7
Possession of weapons	4
Total incidents	1335

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Madaniyah Foundation	Other	0.1 miles	Good — 16 Jul 2023
William Davies Primary School	Primary	0.1 miles	Good — 18 Apr 2012
Shaftesbury Primary School	Primary	0.2 miles	Outstanding — 25 Apr 2016
Grangewood Independent School	Other	0.2 miles	— (No rating)
Monega Primary School	Primary	0.3 miles	Outstanding — 13 Mar 2022

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 8 BRISTOL ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HF

## Property details

- Slug: `0b1e307` (address key hash: `0b1e3075ccb3f528ec90dfc1f80916b31e68d690`)
- Postcode: E7 8HF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Last sold: £485,000 Jan 2026
- Local average: £644,010 (53 sales)
- Street crime: 1335 incidents within 1 mile (May 2026)

## Latest sale

- Price: £485,000
- Date: 2026-01-30
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £485,000 | Terraced | +21.3% | £480,954 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-12c1-d8ea-e063-4704a8c0bf7d) |
| Sold | 2016-08-01 | £400,000 | Terraced | — | £463,902 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3b7e0b8f-c004-ea99-e050-a8c062057e77) |

*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 |
|---------|-------|------|------|
| 8 BRISTOL ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HF | £485,000 | 30/01/2026 | Terraced |
| 8 BRISTOL ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HF | £400,000 | 01/08/2016 | Terraced |

## Historic listings

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

- Matched listing: [160737611](http://87.117.209.195:8080/listings/4e154ec)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £485,000 |
| listed | 2025-04-15 | £475,000 |
| sold | 2016-01-01 | £400,000 |
| sold | 2001-01-01 | £120,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 70 RUTLAND ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 8PH | £470,000 | 17/12/2025 | Terraced |
| 186 STRONE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8ES | £635,147 | 12/12/2025 | Terraced |
| 138 STRONE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8ES | £550,000 | 31/10/2025 | Terraced |
| 69 RUTLAND ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 8PQ | £485,000 | 18/07/2025 | Terraced |
| 44 STAFFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NN | £470,000 | 30/11/2023 | Terraced |
| 35 LANSDOWN ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NF | £375,000 | 30/11/2023 | Terraced |
| 48 CHESTER ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8QS | £600,000 | 08/11/2023 | Terraced |
| 193 STRONE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8ET | £390,000 | 07/11/2023 | Terraced |
| 47 RUTLAND ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 8PQ | £425,000 | 20/10/2023 | Terraced |
| 50 PRESTBURY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NG | £352,000 | 16/08/2023 | Terraced |
| 50 PRESTBURY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NG | £345,000 | 03/07/2023 | Terraced |
| 429 KATHERINE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LS | £415,000 | 17/03/2023 | Terraced |
| 142 SHREWSBURY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8QB | £345,000 | 20/01/2023 | Terraced |
| 72 RUTLAND ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 8PH | £520,000 | 16/12/2022 | Terraced |
| 184 MONEGA ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8ER | £460,000 | 16/12/2022 | Terraced |
| 204 SHREWSBURY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8QJ | £213,132 | 11/11/2022 | Terraced |
| 462 KATHERINE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NP | £525,000 | 30/09/2022 | Terraced |
| 131 MONEGA ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8EP | £595,500 | 15/09/2022 | Terraced |
| 47 BRISTOL ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HG | £495,000 | 26/08/2022 | Terraced |
| 117 MONEGA ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8EP | £512,000 | 25/08/2022 | Terraced |

**Area average:** £458,889 (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 |
|---------|-------|------|------|----------|
| [Clinton Road, Forest Gate, Newham, London](http://87.117.209.195:8080/listings/89958da) | £625,000 | 3 | Terraced | 0.98 mi |

## Capital growth trend

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

- **5y growth:** 53.4%
- **10y growth:** 41.3%

## House Price Index (HM Land Registry)

*Official index for Newham; Terraced series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 3.3%
- **10y growth (index):** 23%

## 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 Cambridge (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 |
|------|------|------|------|------|
| 3 Bed Flat, A, E7 | £2,400/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed Flat, Romford Road, E7 | £2,400/mo | 3 | 0.4 miles | OpenRent |

**Average rent: £2,400/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 16.8×
- **Monthly cashflow:** £225/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.9%

*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 | 359 |
| Anti-social behaviour | 321 |
| Vehicle crime | 136 |
| Other theft | 114 |
| Theft from the person | 103 |
| Shoplifting | 70 |
| Public order | 62 |
| Robbery | 53 |
| Burglary | 46 |
| Drugs | 37 |
| Other crime | 13 |
| Bicycle theft | 10 |
| Criminal damage and arson | 7 |
| Possession of weapons | 4 |
| **Total incidents** | **1335** |

*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 |
|------|------|----------|--------|
| Madaniyah Foundation | Other | 0.1 miles | Good — 16 Jul 2023 |
| William Davies Primary School | Primary | 0.1 miles | Good — 18 Apr 2012 |
| Shaftesbury Primary School | Primary | 0.2 miles | Outstanding — 25 Apr 2016 |
| Grangewood Independent School | Other | 0.2 miles | — (No rating) |
| Monega Primary School | Primary | 0.3 miles | Outstanding — 13 Mar 2022 |