Flats/Maisonettes

STEPNEY CITY APARTMENTS

49 FLAT 32 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS

£390,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E1 3HS

Nearby

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

Type	Name	Distance
Shop	Jubilee Express	0.0 miles
Bus stop	Musbury Street	0.1 miles
Train station	Shadwell	0.4 miles
University	NTU London	0.6 miles
Hospital	Moorfields at Hoxton	2.0 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£390,000 Apr 2026

Local average

£450,290 (93 sales)

Street crime

2075 incidents within 1 mile (May 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	07/04/2026	£390,000	Flat	—	£390,000 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	£390,000
listed	10/06/2025	£1,950
sold	01/01/2004	£130,000

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
STEPNEY CITY APARTMENTS, 49 FLAT 55 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS	£650,000	01/12/2025	Flat
116A STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3BG	£495,000	11/03/2025	Flat
STEPNEY CITY APARTMENTS, 49 FLAT 25 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS	£390,000	30/11/2023	Flat
BLENHEIM PLACE, 114 FLAT 9 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3BG	£365,000	24/11/2023	Flat
222 FLAT 15 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ	£370,000	19/10/2023	Flat
222 FLAT 10 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ	£322,500	08/09/2023	Flat
224 FLAT 3 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ	£105,000	21/08/2023	Flat
ANNE GOODMAN HOUSE FLAT 25 JUBILEE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3ER	£230,000	17/05/2023	Flat
STEPNEY CITY APARTMENTS, 49 FLAT 59 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS	£600,000	05/05/2023	Flat
ARMSBY HOUSE FLAT 21 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3BQ	£300,000	08/03/2023	Flat
WOOLLON HOUSE FLAT 3 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3ES	£300,000	13/12/2022	Flat
ARMSBY HOUSE FLAT 5 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3BQ	£402,000	04/11/2022	Flat
STEPNEY CITY APARTMENTS, 49 FLAT 10 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS	£870,000	07/10/2022	Flat
220 FLAT 8 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ	£111,250	31/08/2022	Flat
WOOLLON HOUSE FLAT 10 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3ES	£391,000	24/08/2022	Flat
222 FLAT 16 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ	£108,000	19/08/2022	Flat
94 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HB	£430,000	08/07/2022	Flat
140 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HD	£475,100	05/07/2022	Flat
108 MUSBURY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 0PL	£457,500	24/06/2022	Flat
222 FLAT 11 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ	£108,000	31/05/2022	Flat

Area average: £374,018 (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 13.5%

10y growth -8.6%

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

1y (index) -12.8%

5y (index) -17.7%

10y (index) -9.6%

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 Inner East London: 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
1 Bed Flat, Lighthouse Apartments, E1	£1,800/mo	1	0.19 miles	OpenRent
1 Bed Flat, Adelina Yard, E1	£2,400/mo	1	0.21 miles	OpenRent
1 Bed Flat, Bouchon Point, E1	£2,145/mo	1	0.21 miles	OpenRent
1 Bed Flat, Bouchon Point, E1	£2,750/mo	1	0.21 miles	OpenRent
1 Bed Flat, Cendal Cresent, E1	£2,500/mo	1	0.21 miles	OpenRent

Average rent: £2,319/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.62%

Max investor price (0.8%) £300,000

Target investor price (1%) £240,000

Gross yield 7.4%

Cost-to-rent ratio 13.5×

Monthly cashflow £599/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.4%

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	526
Violence and sexual offences	499
Theft from the person	186
Shoplifting	182
Other theft	156
Public order	119
Drugs	92
Burglary	76
Bicycle theft	67
Robbery	66
Vehicle crime	62
Other crime	17
Criminal damage and arson	15
Possession of weapons	12
Total incidents	2075

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
Stepney Park Primary School	Primary	0.2 miles	Good — 26 Jun 2023
London Islamic School	Other	0.2 miles	Good — 14 Jul 2024
St Mary and St Michael Primary School	Primary	0.2 miles	Good — 2 May 2017
Bishop Challoner Catholic School	Secondary	0.2 miles	Good — 19 Jan 2022
Mulberry School for Girls	Secondary	0.3 miles	Outstanding — 22 May 2024

FENSA

No FENSA certificates found for this address.

# STEPNEY CITY APARTMENTS, 49 FLAT 32 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS

## Property details

- Slug: `57cd601` (address key hash: `57cd601e2281574b012795a846936dcf4a28cbc1`)
- Postcode: E1 3HS
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £390,000 Apr 2026
- Local average: £450,290 (93 sales)
- Street crime: 2075 incidents within 1 mile (May 2026)

## Latest sale

- Price: £390,000
- Date: 2026-04-07
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-07 | £390,000 | Flat | — | £390,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-ee80-b8d0-e063-4704a8c08d98) |

*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 |
|---------|-------|------|------|
| STEPNEY CITY APARTMENTS, 49 FLAT 32 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS | £390,000 | 07/04/2026 | Flat |

## Historic listings

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

- Matched listing: [163090118](http://87.117.209.195:8080/listings/36d8091)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £390,000 |
| listed | 2025-06-10 | £1,950 |
| sold | 2004-01-01 | £130,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| STEPNEY CITY APARTMENTS, 49 FLAT 55 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS | £650,000 | 01/12/2025 | Flat |
| 116A STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3BG | £495,000 | 11/03/2025 | Flat |
| STEPNEY CITY APARTMENTS, 49 FLAT 25 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS | £390,000 | 30/11/2023 | Flat |
| BLENHEIM PLACE, 114 FLAT 9 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3BG | £365,000 | 24/11/2023 | Flat |
| 222 FLAT 15 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ | £370,000 | 19/10/2023 | Flat |
| 222 FLAT 10 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ | £322,500 | 08/09/2023 | Flat |
| 224 FLAT 3 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ | £105,000 | 21/08/2023 | Flat |
| ANNE GOODMAN HOUSE FLAT 25 JUBILEE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3ER | £230,000 | 17/05/2023 | Flat |
| STEPNEY CITY APARTMENTS, 49 FLAT 59 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS | £600,000 | 05/05/2023 | Flat |
| ARMSBY HOUSE FLAT 21 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3BQ | £300,000 | 08/03/2023 | Flat |
| WOOLLON HOUSE FLAT 3 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3ES | £300,000 | 13/12/2022 | Flat |
| ARMSBY HOUSE FLAT 5 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3BQ | £402,000 | 04/11/2022 | Flat |
| STEPNEY CITY APARTMENTS, 49 FLAT 10 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HS | £870,000 | 07/10/2022 | Flat |
| 220 FLAT 8 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ | £111,250 | 31/08/2022 | Flat |
| WOOLLON HOUSE FLAT 10 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3ES | £391,000 | 24/08/2022 | Flat |
| 222 FLAT 16 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ | £108,000 | 19/08/2022 | Flat |
| 94 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HB | £430,000 | 08/07/2022 | Flat |
| 140 CLARK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3HD | £475,100 | 05/07/2022 | Flat |
| 108 MUSBURY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 0PL | £457,500 | 24/06/2022 | Flat |
| 222 FLAT 11 STEPNEY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3EZ | £108,000 | 31/05/2022 | Flat |

**Area average:** £374,018 (20 sales)

## Capital growth trend

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

- **5y growth:** 13.5%
- **10y growth:** -8.6%

## House Price Index (HM Land Registry)

*Official index for Tower Hamlets; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -12.8%
- **5y growth (index):** -17.7%
- **10y growth (index):** -9.6%

## 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 Inner East London (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 |
|------|------|------|------|------|
| 1 Bed Flat, Lighthouse Apartments, E1 | £1,800/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, Adelina Yard, E1 | £2,400/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Bouchon Point, E1 | £2,145/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Bouchon Point, E1 | £2,750/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Cendal Cresent, E1 | £2,500/mo | 1 | 0.21 miles | OpenRent |

**Average rent: £2,319/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £599/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.4%

*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 | 526 |
| Violence and sexual offences | 499 |
| Theft from the person | 186 |
| Shoplifting | 182 |
| Other theft | 156 |
| Public order | 119 |
| Drugs | 92 |
| Burglary | 76 |
| Bicycle theft | 67 |
| Robbery | 66 |
| Vehicle crime | 62 |
| Other crime | 17 |
| Criminal damage and arson | 15 |
| Possession of weapons | 12 |
| **Total incidents** | **2075** |

*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 |
|------|------|----------|--------|
| Stepney Park Primary School | Primary | 0.2 miles | Good — 26 Jun 2023 |
| London Islamic School | Other | 0.2 miles | Good — 14 Jul 2024 |
| St Mary and St Michael Primary School | Primary | 0.2 miles | Good — 2 May 2017 |
| Bishop Challoner Catholic School | Secondary | 0.2 miles | Good — 19 Jan 2022 |
| Mulberry School for Girls | Secondary | 0.3 miles | Outstanding — 22 May 2024 |