Terraced

52 HUMBERSTONE ROAD

LONDON, NEWHAM, GREATER LONDON, E13 9NJ

£415,000

Location

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

Nearby

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

Type Name Distance
Hospital Rainbow Ward 0.1 miles
Bus stop Newham University Hospital Emergency Department 0.1 miles
Shop Top Spot 0.1 miles
Train station Upton Park 0.7 miles
University Escape Studios 2.0 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

2

Bathrooms

1

Floor area

70 m²

EPC rating

D

Year built

England and Wales: 1930-1949

Last sold

£415,000 May 2026

Price per m²

£5,929/m²

Local average

£449,030 (33 sales)

Street crime

1036 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 09/06/2025

Expiry date: 08/06/2035

Current heating cost: £651/year

Potential heating cost: £478/year

Est. upgrade cost to C: £19,500

Recommendations

  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Floor insulation (suspended floor) (£800 - £1,200)
  • Solar water heating (£4,000 - £6,000)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event Date Price Type % change Today’s value (HPI) Action
Sold 06/05/2026 £415,000 Terraced — £402,669 to July 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 £415,000
listed 13/08/2025 £415,000

Photos · Open listing

Open image 1 from listing 165703829 Open image 2 from listing 165703829 Open image 3 from listing 165703829 Open image 4 from listing 165703829 Open image 5 from listing 165703829 Open image 6 from listing 165703829 Open image 7 from listing 165703829 Open image 8 from listing 165703829 Open image 9 from listing 165703829 Open image 10 from listing 165703829 Open image 11 from listing 165703829 Open image 12 from listing 165703829

Sold comparables

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

Address Price Date Type
154 HUMBERSTONE ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9NH £431,000 08/08/2025 Terraced
4 HAIG ROAD WEST, LONDON, NEWHAM, GREATER LONDON, E13 9LH £425,000 13/02/2025 Terraced
56 SUTTON COURT ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9NW £360,000 13/11/2023 Terraced
72 JEDBURGH ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9LG £425,000 29/09/2023 Terraced
11 SUTTON COURT ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9NN £396,700 03/08/2023 Terraced
36 PATRICK ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9QA £408,000 14/07/2023 Terraced
32 KINGSLAND ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9PA £377,000 19/06/2023 Terraced
26 UPPERTON ROAD WEST, LONDON, NEWHAM, GREATER LONDON, E13 9LS £360,000 05/06/2023 Terraced
14 PATRICK ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9QA £550,000 19/05/2023 Terraced
52 TUNMARSH LANE, LONDON, NEWHAM, GREATER LONDON, E13 9NF £380,000 09/05/2023 Terraced
88 HUMBERSTONE ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9NJ £400,000 04/05/2023 Terraced
81 BELGRAVE ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8RT £428,650 28/04/2023 Terraced
36 UPPERTON ROAD WEST, LONDON, NEWHAM, GREATER LONDON, E13 9LS £390,000 19/12/2022 Terraced
144 TUNMARSH LANE, LONDON, NEWHAM, GREATER LONDON, E13 9NG £450,000 16/12/2022 Terraced
192 HUMBERSTONE ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9NQ £464,500 12/12/2022 Terraced
180 TUNMARSH LANE, LONDON, NEWHAM, GREATER LONDON, E13 9NG £360,000 09/12/2022 Terraced
15 TUNMARSH LANE, LONDON, NEWHAM, GREATER LONDON, E13 9ND £410,000 05/12/2022 Terraced
21 UPPERTON ROAD WEST, LONDON, NEWHAM, GREATER LONDON, E13 9LT £396,500 21/11/2022 Terraced
167 HUMBERSTONE ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9NQ £490,000 02/11/2022 Terraced
190 HUMBERSTONE ROAD, LONDON, NEWHAM, GREATER LONDON, E13 9NQ £390,000 27/10/2022 Terraced

Area average: £414,618 (20 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 27.8%
10y growth 25.8%

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

1y (index) -2.9%
5y (index) 2.7%
10y (index) 16.6%

Rental Range

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

Low £1,738/mo
Realistic £1,931/mo
Optimistic £2,124/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 Terraced House, Haig Road West, E13 £2,250/mo 2 0.16 miles OpenRent

Average rent: £2,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%
Max investor price (0.8%) £281,250
Target investor price (1%) £225,000
Gross yield 6.5%
Cost-to-rent ratio 15.4×
Monthly cashflow £366/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 3.6%
  • 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.

Plot: ~123 m² (0.03 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category Count
Violence and sexual offences 342
Anti-social behaviour 190
Vehicle crime 120
Other theft 86
Theft from the person 66
Public order 58
Shoplifting 54
Drugs 30
Burglary 28
Robbery 21
Other crime 19
Bicycle theft 13
Possession of weapons 7
Criminal damage and arson 2
Total incidents 1036

Within 1 mile during Aug 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)
New City Primary School Primary 0.2 miles Outstanding — 25 Sep 2022
Newham Sixth Form College Other 0.2 miles — (No rating)
Cumberland Community School Secondary 0.2 miles Good — 10 Nov 2022

FENSA

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