Flats/Maisonettes 3 sales on record

12A SACH ROAD

LONDON, HACKNEY, GREATER LONDON, E5 9LJ

£437,500

Location

Map view View on Google Maps View on OpenStreetMap Street View E5 9LJ

Nearby

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

Type	Name	Distance
Shop	Kashmir	0.1 miles
Bus stop	Mount Pleasant Lane	0.1 miles
Train station	Clapton	0.2 miles
University	Arden University Stratford Campus	2.5 miles
Hospital	Moorfields at Hoxton	2.5 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£437,500 Jan 2026

Local average

£493,328 (54 sales)

Street crime

830 incidents within 1 mile (Apr 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	19/01/2026	£437,500	Flat	-0.3%	£433,121 to March 2026	View transaction
Sold	23/02/2021	£439,000	Flat	+3.3%	£439,890 to March 2026	View transaction
Sold	20/12/2017	£425,000	Flat	—	£437,839 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
85B APARTMENT 601 UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9BU	£560,000	12/12/2025	Flat
27 KNIGHTLAND ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9HR	£1,125,000	21/12/2023	Flat
156A UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9JZ	£642,500	24/10/2023	Flat
WIGAN HOUSE FLAT 168 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JD	£346,000	28/09/2023	Flat
33A MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9DW	£529,015	04/08/2023	Flat
83A MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EW	£505,000	23/06/2023	Flat
9 THE MOUNT, LONDON, HACKNEY, GREATER LONDON, E5 9DP	£477,500	10/02/2023	Flat
WIGAN HOUSE FLAT 32 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JF	£385,000	20/12/2022	Flat
40 SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ	£770,000	28/10/2022	Flat
71 FLAT 1 MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EW	£710,000	13/10/2022	Flat
5 FLAT 2 SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ	£740,000	10/10/2022	Flat
5 FLAT 3 SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ	£625,000	22/09/2022	Flat
62 MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EN	£727,500	09/09/2022	Flat
71 FLAT 2 MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EW	£627,500	26/08/2022	Flat
WRENS PARK HOUSE FLAT 141 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9LP	£345,000	26/08/2022	Flat
85B APARTMENT 502 UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9BU	£450,000	26/08/2022	Flat
WRENS PARK HOUSE FLAT 138 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9LP	£515,000	15/08/2022	Flat
WIGAN HOUSE FLAT 45 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JF	£365,000	29/07/2022	Flat
56 FLAT 3 MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EN	£375,000	28/07/2022	Flat
81B MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EW	£448,500	12/07/2022	Flat

Area average: £563,426 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 2.2%

10y growth 22.5%

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

1y (index) -2.2%

5y (index) 1.4%

10y (index) 1.9%

Rental Range

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

Low £2,354/mo

Realistic £2,615/mo

Optimistic £2,877/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Cambridge: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, Mount Pleasant Lane, E5	£900/mo	1	0.03 miles	OpenRent
1 Bed Flat, Mount Pleasant Lane, E5	£2,100/mo	1	0.09 miles	OpenRent
Studio Flat, Ruby Court, E5	£1,436/mo	1	0.09 miles	OpenRent
Studio Flat, Upper Clapton Road, E5	£1,050/mo	1	0.12 miles	OpenRent
Studio Flat, Upper Clapton Road, E5	£1,250/mo	1	0.12 miles	OpenRent
2 Bed Flat, Ashdown House, E5	£1,900/mo	2	0.24 miles	OpenRent
2 Bed Flat, Evering Road, E5	£2,425/mo	2	0.25 miles	OpenRent
1 Bed Flat, Ickburgh Road, E5	£1,955/mo	1	0.25 miles	OpenRent

Average rent: £1,627/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £208,500

Target investor price (1%) £166,800

Gross yield 4.6%

Cost-to-rent ratio 21.9×

Monthly cashflow £-247/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.3%

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
Anti-social behaviour	192
Violence and sexual offences	190
Public order	66
Theft from the person	62
Other theft	59
Criminal damage and arson	57
Vehicle crime	45
Burglary	43
Shoplifting	37
Drugs	29
Robbery	20
Bicycle theft	19
Other crime	7
Possession of weapons	4
Total incidents	830

Within 1 mile during Apr 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
Ohr Emes	Other	0.1 miles	Requires improvement — 18 Jan 2024
Southwold Primary School	Primary	0.1 miles	Outstanding — 27 Nov 2019
Leaways School	Other	0.2 miles	Good — 3 Jul 2023
Beis Trana Girls' School	Other	0.2 miles	Inadequate — 14 Nov 2022
Harrington Hill Primary School	Primary	0.2 miles	Good — 10 Dec 2023

FENSA

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

# 12A SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ

## Property details

- Slug: `0bb3a27` (address key hash: `0bb3a270ee77c0bdfb58079ba4f5b7b0b220a9a6`)
- Postcode: E5 9LJ
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Last sold: £437,500 Jan 2026
- Local average: £493,328 (54 sales)
- Street crime: 830 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £437,500
- Date: 2026-01-19
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £437,500 | Flat | -0.3% | £433,121 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-86c9-591c-e063-4704a8c00c31) |
| Sold | 2021-02-23 | £439,000 | Flat | +3.3% | £439,890 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/c6209f5f-24f8-295e-e053-6c04a8c0ddcc) |
| Sold | 2017-12-20 | £425,000 | Flat | — | £437,839 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/64342bfe-1003-422c-e053-6c04a8c0fb8a) |

*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 |
|---------|-------|------|------|
| 12A SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ | £437,500 | 19/01/2026 | Flat |
| 12A SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ | £439,000 | 23/02/2021 | Flat |
| 12A SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ | £425,000 | 20/12/2017 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85B APARTMENT 601 UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9BU | £560,000 | 12/12/2025 | Flat |
| 27 KNIGHTLAND ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9HR | £1,125,000 | 21/12/2023 | Flat |
| 156A UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9JZ | £642,500 | 24/10/2023 | Flat |
| WIGAN HOUSE FLAT 168 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JD | £346,000 | 28/09/2023 | Flat |
| 33A MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9DW | £529,015 | 04/08/2023 | Flat |
| 83A MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EW | £505,000 | 23/06/2023 | Flat |
| 9 THE MOUNT, LONDON, HACKNEY, GREATER LONDON, E5 9DP | £477,500 | 10/02/2023 | Flat |
| WIGAN HOUSE FLAT 32 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JF | £385,000 | 20/12/2022 | Flat |
| 40 SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ | £770,000 | 28/10/2022 | Flat |
| 71 FLAT 1 MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EW | £710,000 | 13/10/2022 | Flat |
| 5 FLAT 2 SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ | £740,000 | 10/10/2022 | Flat |
| 5 FLAT 3 SACH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9LJ | £625,000 | 22/09/2022 | Flat |
| 62 MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EN | £727,500 | 09/09/2022 | Flat |
| 71 FLAT 2 MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EW | £627,500 | 26/08/2022 | Flat |
| WRENS PARK HOUSE FLAT 141 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9LP | £345,000 | 26/08/2022 | Flat |
| 85B APARTMENT 502 UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9BU | £450,000 | 26/08/2022 | Flat |
| WRENS PARK HOUSE FLAT 138 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9LP | £515,000 | 15/08/2022 | Flat |
| WIGAN HOUSE FLAT 45 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JF | £365,000 | 29/07/2022 | Flat |
| 56 FLAT 3 MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EN | £375,000 | 28/07/2022 | Flat |
| 81B MOUNT PLEASANT LANE, LONDON, HACKNEY, GREATER LONDON, E5 9EW | £448,500 | 12/07/2022 | Flat |

**Area average:** £563,426 (20 sales)

## Capital growth trend

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

- **5y growth:** 2.2%
- **10y growth:** 22.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.2%
- **5y growth (index):** 1.4%
- **10y growth (index):** 1.9%

## Rental Range

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

- **Low:** £2,354/mo
- **Realistic:** £2,615/mo
- **Optimistic:** £2,877/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Mount Pleasant Lane, E5 | £900/mo | 1 | 0.03 miles | OpenRent |
| 1 Bed Flat, Mount Pleasant Lane, E5 | £2,100/mo | 1 | 0.09 miles | OpenRent |
| Studio Flat, Ruby Court, E5 | £1,436/mo | 1 | 0.09 miles | OpenRent |
| Studio Flat, Upper Clapton Road, E5 | £1,050/mo | 1 | 0.12 miles | OpenRent |
| Studio Flat, Upper Clapton Road, E5 | £1,250/mo | 1 | 0.12 miles | OpenRent |
| 2 Bed Flat, Ashdown House, E5 | £1,900/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Evering Road, E5 | £2,425/mo | 2 | 0.25 miles | OpenRent |
| 1 Bed Flat, Ickburgh Road, E5 | £1,955/mo | 1 | 0.25 miles | OpenRent |

**Average rent: £1,627/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £208,500
- **Target investor price (1%):** £166,800

*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 £1,668/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.9×
- **Monthly cashflow:** £-247/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.3%

*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 |
|----------|-------|
| Anti-social behaviour | 192 |
| Violence and sexual offences | 190 |
| Public order | 66 |
| Theft from the person | 62 |
| Other theft | 59 |
| Criminal damage and arson | 57 |
| Vehicle crime | 45 |
| Burglary | 43 |
| Shoplifting | 37 |
| Drugs | 29 |
| Robbery | 20 |
| Bicycle theft | 19 |
| Other crime | 7 |
| Possession of weapons | 4 |
| **Total incidents** | **830** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Ohr Emes | Other | 0.1 miles | Requires improvement — 18 Jan 2024 |
| Southwold Primary School | Primary | 0.1 miles | Outstanding — 27 Nov 2019 |
| Leaways School | Other | 0.2 miles | Good — 3 Jul 2023 |
| Beis Trana Girls' School | Other | 0.2 miles | Inadequate — 14 Nov 2022 |
| Harrington Hill Primary School | Primary | 0.2 miles | Good — 10 Dec 2023 |