# GAINSBOROUGH HOUSE, 7 FLAT 15 VICTORY PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8BG

## Property details

- Slug: `59bcf78` (address key hash: `59bcf785a182875c21dfa34f05a251857b90c8e8`)
- Postcode: E14 8BG
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £400,000 Mar 2026
- Local average: £506,875 (241 sales)
- Street crime: 1599 incidents within 1 mile (May 2026)

## Latest sale

- Price: £400,000
- Date: 2026-03-17
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-17 | £400,000 | Flat | — | £403,661 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-1450-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| GAINSBOROUGH HOUSE, 7 FLAT 15 VICTORY PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8BG | £400,000 | 17/03/2026 | Flat |

## Historic listings

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

- Matched listing: [163177592](http://87.117.209.195:8080/listings/8f98b70)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £400,000 |
| listed | 2025-06-11 | £425,000 |
| sold | 2003-01-01 | £210,000 |
| sold | 1996-01-01 | £100,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| LIME VIEW APARTMENTS, 2 FLAT 404 JOHN NASH MEWS, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7GQ | £515,000 | 22/12/2025 | Flat |
| GROSVENOR COURT, 2 FLAT 12 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7HW | £330,000 | 19/12/2025 | Flat |
| KILN COURT, 18 FLAT 36 NEWELL STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JP | £395,000 | 15/12/2025 | Flat |
| 67 ISLAND ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7HU | £420,000 | 19/11/2025 | Flat |
| LIME HOUSE COURT, 3 FLAT 11 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7HW | £400,000 | 10/11/2025 | Flat |
| MEDLAND HOUSE, 11 FLAT 15 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT | £600,000 | 11/07/2025 | Flat |
| PARK HEIGHTS COURT, 1 FLAT 16 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7HW | £380,000 | 11/07/2025 | Flat |
| EARL ATTLEE COURT, 16 FLAT 13 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7PD | £407,000 | 31/03/2025 | Flat |
| ADRIATIC BUILDING, 51 FLAT 12 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8DN | £367,500 | 17/11/2023 | Flat |
| MEDLAND HOUSE, 11 FLAT 82 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT | £1,000,000 | 08/11/2023 | Flat |
| VITRUVIAN COURT, 7 FLAT 27 ROLLING MILLS MEWS, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7FQ | £575,000 | 27/10/2023 | Flat |
| MEDLAND HOUSE, 11 FLAT 67 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT | £635,000 | 10/10/2023 | Flat |
| LAMB COURT, 69 FLAT 30 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8EJ | £530,000 | 10/10/2023 | Flat |
| MEDLAND HOUSE, 11 FLAT 26 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT | £580,000 | 14/09/2023 | Flat |
| VICTORIA WHARF, 46 FLAT 59 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8DD | £750,000 | 14/06/2023 | Flat |
| 144 BASIN APPROACH, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JG | £735,000 | 26/05/2023 | Flat |
| PAPER MILL WHARF, 50 FLAT 63 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8BZ | £1,300,000 | 17/05/2023 | Flat |
| GAINSBOROUGH HOUSE, 7 FLAT 16 VICTORY PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8BG | £955,000 | 28/04/2023 | Flat |
| LOCKVIEW COURT, 67 FLAT 34 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8EN | £581,500 | 05/04/2023 | Flat |
| EARL ATTLEE COURT, 16 FLAT 22 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7PD | £536,000 | 24/03/2023 | Flat |

**Area average:** £599,600 (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 1-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Helena Square \| Riverside Location \| London, SE16](http://87.117.209.195:8080/listings/baf1e2f) | £425,000 | 2 | Flat | 0.34 mi |

## Capital growth trend

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

- **5y growth:** -30.1%
- **10y growth:** -2.8%

## 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:** £2,177/mo
- **Realistic:** £2,419/mo
- **Optimistic:** £2,661/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, Lime View Apartments, E14 | £2,400/mo | 1 | 0.13 miles | OpenRent |
| Studio Flat, Deposit Free Options And Guarantor A, E14 | £1,695/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, Adriatic Building, E14 | £1,900/mo | 1 | 0.16 miles | OpenRent |
| [One Park Drive, Canary Wharf, E14 9SB](http://87.117.209.195:8080/listings/ec0735b) | £3,700/mo | 1 | 1.04 miles | Rightmove |

**Average rent: £2,424/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (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:** 6.5%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £335/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.5%

*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 |
|----------|-------|
| Anti-social behaviour | 462 |
| Violence and sexual offences | 386 |
| Shoplifting | 187 |
| Other theft | 98 |
| Theft from the person | 81 |
| Public order | 80 |
| Drugs | 75 |
| Burglary | 73 |
| Vehicle crime | 51 |
| Robbery | 47 |
| Bicycle theft | 32 |
| Other crime | 14 |
| Possession of weapons | 8 |
| Criminal damage and arson | 5 |
| **Total incidents** | **1599** |

*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 |
|------|------|----------|--------|
| Stephen Hawking School | Other | 0.2 miles | Outstanding — 27 Mar 2013 |
| Sir William Burrough Primary School | Primary | 0.2 miles | Requires improvement — 23 Jan 2023 |
| Cyril Jackson Primary School | Primary | 0.2 miles | Outstanding — 7 Sep 2015 |
| Stepney Greencoat Church of England Primary School | Primary | 0.3 miles | Good — 26 Apr 2023 |
| Cayley Primary School | Primary | 0.4 miles | Good — 28 Jun 2012 |