# 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:** 31.5%

## 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 |