# AQUA APARTMENTS FLAT 44 GOODCHILD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BP

## Property details

- Slug: `49fdc02` (address key hash: `49fdc026da4471204a3935ce02828dc6d43a6577`)
- Postcode: N4 2BP
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 3
- Bathrooms: 1
- Last sold: £173,750 Feb 2026
- Local average: £552,632 (131 sales)
- Street crime: 1337 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £173,750
- Date: 2026-02-23
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-23 | £173,750 | Flat | +13.9% | £176,798 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-c760-8922-e063-4804a8c094d0) |
| Sold | 2017-08-29 | £152,500 | Flat | — | £152,345 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/666758d6-71a6-3363-e053-6b04a8c0d74e) |

*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 |
|---------|-------|------|------|
| AQUA APARTMENTS FLAT 44 GOODCHILD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BP | £173,750 | 23/02/2026 | Flat |
| AQUA APARTMENTS FLAT 44 GOODCHILD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BP | £152,500 | 29/08/2017 | Flat |

## Historic listings

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

- Matched listing: [159431099](http://87.117.209.195:8080/listings/2f6a795)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £173,750 |
| listed | 2025-03-14 | £173,750 |
| sold | 2017-01-01 | £152,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SKYLINE APARTMENTS FLAT 117 DEVAN GROVE, LONDON, HACKNEY, GREATER LONDON, N4 2GL | £665,000 | 12/12/2025 | Flat |
| CITY VIEW APARTMENTS FLAT 5 DEVAN GROVE, LONDON, HACKNEY, GREATER LONDON, N4 2GP | £350,000 | 12/12/2025 | Flat |
| CITY VIEW APARTMENTS FLAT 12 DEVAN GROVE, LONDON, HACKNEY, GREATER LONDON, N4 2GP | £420,000 | 12/12/2025 | Flat |
| HARTINGTONS COURT FLAT 116 COSTER AVENUE, LONDON, HACKNEY, GREATER LONDON, N4 2WN | £148,500 | 12/12/2025 | Flat |
| RIVERSIDE APARTMENTS FLAT 9 GOODCHILD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BA | £420,000 | 10/12/2025 | Flat |
| AQUA APARTMENTS FLAT 38 GOODCHILD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BP | £445,000 | 25/11/2025 | Flat |
| KILPECK HOUSE FLAT 6 WOODBERRY DOWN ESTATE, LONDON, HACKNEY, GREATER LONDON, N4 2TT | £500,000 | 06/03/2025 | Flat |
| RESIDENCE TOWER FLAT 48 WOODBERRY GROVE, LONDON, HACKNEY, GREATER LONDON, N4 2NE | £387,250 | 05/03/2025 | Flat |
| LEIGHFIELD HOUSE FLAT 12 WOODBERRY DOWN ESTATE, LONDON, HACKNEY, GREATER LONDON, N4 2TR | £375,000 | 05/03/2025 | Flat |
| KEYNSHAM HOUSE FLAT 29 WOODBERRY DOWN ESTATE, LONDON, HACKNEY, GREATER LONDON, N4 2TX | £440,000 | 23/01/2025 | Flat |
| HARTINGTONS COURT FLAT 102 COSTER AVENUE, LONDON, HACKNEY, GREATER LONDON, N4 2WN | £675,000 | 10/01/2025 | Flat |
| LONSDALE HOUSE FLAT 24 WOODBERRY DOWN ESTATE, LONDON, HACKNEY, GREATER LONDON, N4 2TP | £430,000 | 20/12/2024 | Flat |
| KINGLY BUILDING, 18 FLAT 97 WOODBERRY DOWN, LONDON, HACKNEY, GREATER LONDON, N4 2GQ | £530,000 | 15/12/2023 | Flat |
| SKYLINE APARTMENTS FLAT 11 DEVAN GROVE, LONDON, HACKNEY, GREATER LONDON, N4 2GJ | £477,500 | 08/12/2023 | Flat |
| MULBERRY APARTMENTS FLAT 8 COSTER AVENUE, LONDON, HACKNEY, GREATER LONDON, N4 2LD | £102,500 | 01/12/2023 | Flat |
| WATERSIDE APARTMENTS FLAT 34 GOODCHILD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2AJ | £380,000 | 29/11/2023 | Flat |
| AQUA APARTMENTS FLAT 42 GOODCHILD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BP | £457,500 | 03/11/2023 | Flat |
| HARTINGTONS COURT FLAT 159 COSTER AVENUE, LONDON, HACKNEY, GREATER LONDON, N4 2WP | £545,000 | 03/11/2023 | Flat |
| MULBERRY APARTMENTS FLAT 22 COSTER AVENUE, LONDON, HACKNEY, GREATER LONDON, N4 2LD | £373,000 | 03/11/2023 | Flat |
| NATURE VIEW APARTMENTS FLAT 6 WOODBERRY GROVE, LONDON, HACKNEY, GREATER LONDON, N4 2GN | £315,000 | 22/09/2023 | Flat |

**Area average:** £421,813 (20 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 |
|---------|-------|------|------|----------|
| [Stapleton Hall Road, London, N4](http://87.117.209.195:8080/listings/2167b93) | £650,000 | 2 | Flat | 0.91 mi |

## Capital growth trend

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

- **5y growth:** -3.8%
- **10y growth:** 9.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.6%
- **5y growth (index):** 5.8%
- **10y growth (index):** 11.4%

## Rental Range

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

- **Low:** £2,372/mo
- **Realistic:** £2,635/mo
- **Optimistic:** £2,899/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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, Hermitage Road, N4 | £2,850/mo | 3 | 0.44 miles | OpenRent |

**Average rent: £2,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.64% (strong)
- **Max investor price (0.8%):** £356,250
- **Target investor price (1%):** £285,000

*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 £2,850/mo).*

- **Gross yield:** 19.7%
- **Cost-to-rent:** 5.1×
- **Monthly cashflow:** £1,856/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 44.2%

*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 | 344 |
| Violence and sexual offences | 311 |
| Theft from the person | 145 |
| Shoplifting | 108 |
| Other theft | 97 |
| Public order | 83 |
| Vehicle crime | 63 |
| Robbery | 51 |
| Drugs | 48 |
| Burglary | 42 |
| Bicycle theft | 27 |
| Other crime | 7 |
| Possession of weapons | 7 |
| Criminal damage and arson | 4 |
| **Total incidents** | **1337** |

*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 |
|------|------|----------|--------|
| Beis Chinuch Lebonos Girls School | Other | 0.1 miles | Requires improvement — 14 Mar 2023 |
| Woodberry Down Community Primary School | Primary | 0.2 miles | Good — 11 Feb 2024 |
| Skinners' Academy | Secondary | 0.2 miles | Good — 4 Jul 2022 |
| Sir Thomas Abney School | Primary | 0.4 miles | Good — 8 Sep 2015 |
| Beis Aharon School | Other | 0.4 miles | Requires improvement — 13 Dec 2023 |