Terraced 3 sales on record

69 WELLINGTON ROW

LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB

£1,240,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E2 7BB

Nearby

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

Type	Name	Distance
Shop	Colenimo	0.1 miles
Bus stop	Barnet Grove	0.2 miles
Train station	Hoxton	0.4 miles
University	Northumbria University London Campus	0.8 miles
Hospital	Moorfields at Hoxton	1.0 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

91 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£1,240,000 Apr 2026

Price per m²

£13,626/m²

Local average

£874,571 (14 sales)

Street crime

2533 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 16/07/2025

Expiry date: 15/07/2035

Current heating cost: £1,034/year

Potential heating cost: £633/year

Est. upgrade cost to C: £26,800

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	10/04/2026	£1,240,000	Terraced	+29.2%	£1,240,000 to April 2026	View transaction
Sold	24/07/2020	£960,000	Terraced	+71.9%	£983,571 to April 2026	View transaction
Sold	14/10/2010	£558,500	Terraced	—	£965,542 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	£1,240,000
listed	07/08/2025	£1,260,000
sold	01/01/2020	£960,000
sold	01/01/2010	£558,500
sold	01/01/1998	£134,000

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
72 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT	£1,270,000	07/09/2023	Terraced
39 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,167,000	10/07/2023	Terraced
27 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,097,400	21/04/2023	Terraced
162B COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7RG	£815,000	25/11/2022	Terraced
84 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT	£1,150,000	04/11/2022	Terraced
77 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,300,000	30/09/2022	Terraced
25 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£980,000	02/09/2022	Terraced
65 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,160,000	25/07/2022	Terraced
98 BARNET GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BJ	£1,125,000	20/05/2022	Terraced
71 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,300,000	03/05/2022	Terraced
76 BARNET GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BJ	£1,148,000	28/02/2022	Terraced
100 COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7QB	£940,000	26/01/2022	Terraced
75 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£861,000	14/01/2022	Terraced
77 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£862,000	14/01/2022	Terraced
55 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£975,000	08/12/2021	Terraced
1A WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,357,750	29/10/2021	Terraced
24 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT	£1,110,000	30/09/2021	Terraced
81 COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7RG	£1,065,000	06/09/2021	Terraced

Area average: £1,093,508 (18 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 3-bedroom count for this property).

Address	Price	Beds	Type	Distance
Elder Street, London, E1	£2,500,000	5	Terraced	0.6 mi

Capital growth trend

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

5y growth -45.2%

10y growth 18%

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

1y (index) -9.3%

5y (index) -8.7%

10y (index) 4.4%

Rental Range

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

Low £2,186/mo

Realistic £2,429/mo

Optimistic £2,672/mo

Based on Local Authority from postcode lookup → Tower Hamlets.

LHA (30th percentile) floor for Stevenage & North Herts: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Flat, Roberta Street, E2	£4,250/mo	4	0.14 miles	OpenRent
Studio Flat, Hackney Road, E2	£1,550/mo	1	0.18 miles	OpenRent
2 Bed Flat, Hackney Road, E2	£2,100/mo	2	0.18 miles	OpenRent
2 Bed Flat, Hackney Road, E2	£2,750/mo	2	0.18 miles	OpenRent
2 Bed Flat, Bethnal Green Road, E2	£2,150/mo	2	0.19 miles	OpenRent
1 Bed Flat, Voss Street, E2	£1,900/mo	1	0.22 miles	OpenRent
Studio Flat, Hackney Road, E2	£1,425/mo	1	0.22 miles	OpenRent
Studio Flat, Hackney Road, E2	£1,550/mo	1	0.22 miles	OpenRent
2 Bed Flat, Rosina Court, E2	£2,300/mo	2	0.25 miles	OpenRent
5 Bed Terraced House, Goldman Close, E2	£4,500/mo	5	0.26 miles	OpenRent
4 Bed Maisonette, Goldman Close, E2	£3,895/mo	4	0.27 miles	OpenRent

Average rent: £2,579/mo (11 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.17%

Max investor price (0.8%) £268,750

Target investor price (1%) £215,000

Gross yield 2.1%

Cost-to-rent ratio 48.1×

Monthly cashflow £-2,973/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -9.9%

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	540
Anti-social behaviour	499
Theft from the person	277
Shoplifting	262
Other theft	242
Public order	153
Bicycle theft	115
Burglary	107
Drugs	103
Vehicle crime	93
Robbery	91
Other crime	23
Criminal damage and arson	14
Possession of weapons	14
Total incidents	2533

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
Columbia Primary School	Primary	0.1 miles	Good — 24 Sep 2023
Mulberry Academy Shoreditch	Secondary	0.1 miles	Good — 20 Nov 2022
Columbia Market Nursery School	Nursery	0.2 miles	Outstanding — 11 Nov 2015
Elizabeth Selby Infants' School	Primary	0.2 miles	Good — 10 Jun 2013
Lawdale Junior School	Primary	0.3 miles	Good — 28 Nov 2012

FENSA

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

# 69 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB

## Property details

- Slug: `335b9ab` (address key hash: `335b9ab1e3b448e1ddc8a5ff123ce7d9769632e4`)
- Postcode: E2 7BB
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 91 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £1,240,000 Apr 2026
- Price per m²: £13,626/m²
- Local average: £874,571 (14 sales)
- Street crime: 2533 incidents within 1 mile (May 2026)

## Latest sale

- Price: £1,240,000
- Date: 2026-04-10
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 15/07/2035
- **Current heating cost:** £1,034/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4200-1766-0922-4595-3353)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-10 | £1,240,000 | Terraced | +29.2% | £1,240,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3be7-b8d0-e063-4704a8c08d98) |
| Sold | 2020-07-24 | £960,000 | Terraced | +71.9% | £983,571 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c18f412b-1b3e-81a6-e053-6b04a8c0ad18) |
| Sold | 2010-10-14 | £558,500 | Terraced | — | £965,542 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2a289e9f-73a8-cdc8-e050-a8c063054829) |

*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 |
|---------|-------|------|------|
| 69 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,240,000 | 10/04/2026 | Terraced |
| 69 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £960,000 | 24/07/2020 | Terraced |
| 69 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £558,500 | 14/10/2010 | Terraced |

## Historic listings

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

- Matched listing: [165469061](http://87.117.209.195:8080/listings/7a19971)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £1,240,000 |
| listed | 2025-08-07 | £1,260,000 |
| sold | 2020-01-01 | £960,000 |
| sold | 2010-01-01 | £558,500 |
| sold | 1998-01-01 | £134,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 72 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT | £1,270,000 | 07/09/2023 | Terraced |
| 39 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,167,000 | 10/07/2023 | Terraced |
| 27 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,097,400 | 21/04/2023 | Terraced |
| 162B COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7RG | £815,000 | 25/11/2022 | Terraced |
| 84 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT | £1,150,000 | 04/11/2022 | Terraced |
| 77 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,300,000 | 30/09/2022 | Terraced |
| 25 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £980,000 | 02/09/2022 | Terraced |
| 65 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,160,000 | 25/07/2022 | Terraced |
| 98 BARNET GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BJ | £1,125,000 | 20/05/2022 | Terraced |
| 71 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,300,000 | 03/05/2022 | Terraced |
| 76 BARNET GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BJ | £1,148,000 | 28/02/2022 | Terraced |
| 100 COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7QB | £940,000 | 26/01/2022 | Terraced |
| 75 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £861,000 | 14/01/2022 | Terraced |
| 77 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £862,000 | 14/01/2022 | Terraced |
| 55 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £975,000 | 08/12/2021 | Terraced |
| 1A WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,357,750 | 29/10/2021 | Terraced |
| 24 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT | £1,110,000 | 30/09/2021 | Terraced |
| 81 COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7RG | £1,065,000 | 06/09/2021 | Terraced |

**Area average:** £1,093,508 (18 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 3-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Elder Street, London, E1](http://87.117.209.195:8080/listings/d2a7553) | £2,500,000 | 5 | Terraced | 0.60 mi |

## Capital growth trend

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

- **5y growth:** -45.2%
- **10y growth:** 18%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -9.3%
- **5y growth (index):** -8.7%
- **10y growth (index):** 4.4%

## Rental Range

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

- **Low:** £2,186/mo
- **Realistic:** £2,429/mo
- **Optimistic:** £2,672/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Flat, Roberta Street, E2 | £4,250/mo | 4 | 0.14 miles | OpenRent |
| Studio Flat, Hackney Road, E2 | £1,550/mo | 1 | 0.18 miles | OpenRent |
| 2 Bed Flat, Hackney Road, E2 | £2,100/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Hackney Road, E2 | £2,750/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Bethnal Green Road, E2 | £2,150/mo | 2 | 0.19 miles | OpenRent |
| 1 Bed Flat, Voss Street, E2 | £1,900/mo | 1 | 0.22 miles | OpenRent |
| Studio Flat, Hackney Road, E2 | £1,425/mo | 1 | 0.22 miles | OpenRent |
| Studio Flat, Hackney Road, E2 | £1,550/mo | 1 | 0.22 miles | OpenRent |
| 2 Bed Flat, Rosina Court, E2 | £2,300/mo | 2 | 0.25 miles | OpenRent |
| 5 Bed Terraced House, Goldman Close, E2 | £4,500/mo | 5 | 0.26 miles | OpenRent |
| 4 Bed Maisonette, Goldman Close, E2 | £3,895/mo | 4 | 0.27 miles | OpenRent |

**Average rent: £2,579/mo (11 listings)**

## 1% Rule

- **Rent ratio:** 0.17% (weak for cashflow)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 2.1%
- **Cost-to-rent:** 48.1×
- **Monthly cashflow:** £-2,973/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.9%

*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 | 540 |
| Anti-social behaviour | 499 |
| Theft from the person | 277 |
| Shoplifting | 262 |
| Other theft | 242 |
| Public order | 153 |
| Bicycle theft | 115 |
| Burglary | 107 |
| Drugs | 103 |
| Vehicle crime | 93 |
| Robbery | 91 |
| Other crime | 23 |
| Criminal damage and arson | 14 |
| Possession of weapons | 14 |
| **Total incidents** | **2533** |

*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 |
|------|------|----------|--------|
| Columbia Primary School | Primary | 0.1 miles | Good — 24 Sep 2023 |
| Mulberry Academy Shoreditch | Secondary | 0.1 miles | Good — 20 Nov 2022 |
| Columbia Market Nursery School | Nursery | 0.2 miles | Outstanding — 11 Nov 2015 |
| Elizabeth Selby Infants' School | Primary | 0.2 miles | Good — 10 Jun 2013 |
| Lawdale Junior School | Primary | 0.3 miles | Good — 28 Nov 2012 |