Terraced 2 sales on record

18 UPTON PARK ROAD

LONDON, NEWHAM, GREATER LONDON, E7 8LD

£475,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E7 8LD

Nearby

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

Type	Name	Distance
Shop	The Urban Chocolatier	0.0 miles
Bus stop	Oakdale Road	0.1 miles
Train station	Upton Park	0.3 miles
Hospital	Rainbow Ward	1.2 miles
University	Arden University Stratford Campus	1.8 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

132 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£475,000 Jan 2026

Price per m²

£3,598/m²

Local average

£643,092 (49 sales)

Street crime

1389 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 17/10/2017

Expiry date: 16/10/2027

Current heating cost: £727/year

Potential heating cost: £558/year

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

Recommendations

50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (40)
Upgrade heating controls (450)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£475,000	Terraced	-5%	£458,723 to March 2026	View transaction
Sold	05/02/2020	£500,000	Terraced	—	£533,869 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
37 ST GEORGES ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HT	£700,000	19/12/2025	Terraced
40 MARLBOROUGH ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HB	£490,000	05/12/2025	Terraced
220 BOLEYN ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 9QJ	£550,000	30/11/2023	Terraced
76 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LD	£538,000	29/09/2023	Terraced
128 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LB	£770,000	12/09/2023	Terraced
67 ELMHURST ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9PQ	£400,000	24/08/2023	Terraced
50 MARLBOROUGH ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HB	£425,000	04/08/2023	Terraced
14 ST GEORGES AVENUE, LONDON, NEWHAM, GREATER LONDON, E7 8HP	£425,000	03/08/2023	Terraced
122 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LB	£582,000	07/07/2023	Terraced
17 WOODSTOCK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NB	£424,000	15/05/2023	Terraced
21 WOODSTOCK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NB	£350,000	18/04/2023	Terraced
12 FERNDALE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8JX	£435,000	13/01/2023	Terraced
53 BELTON ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9PF	£470,000	15/12/2022	Terraced
9 WOODSTOCK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NB	£555,000	09/12/2022	Terraced
55 ST GEORGES ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HT	£425,000	09/12/2022	Terraced
39 WOLSELEY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9PE	£300,000	03/11/2022	Terraced
42 WOLSELEY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9PE	£540,000	24/10/2022	Terraced
29 ST GEORGES AVENUE, LONDON, NEWHAM, GREATER LONDON, E7 8HR	£505,000	19/10/2022	Terraced
131 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LA	£445,000	04/10/2022	Terraced
167 NEVILLE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9QS	£475,000	02/09/2022	Terraced

Area average: £490,200 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 19.2%

10y growth 42%

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

1y (index) -4.2%

5y (index) -0.7%

10y (index) 20.8%

Rental Range

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

Low £1,726/mo

Realistic £1,918/mo

Optimistic £2,110/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Cambridge: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Flat, Plashet Road, E13	£2,800/mo	4	0.19 miles	OpenRent
4 Bed Terraced House, Thorngrove Road, E13	£950/mo	4	0.21 miles	OpenRent

Average rent: £1,875/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £234,375

Target investor price (1%) £187,500

Gross yield 4.7%

Cost-to-rent ratio 21.1×

Monthly cashflow £-208/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.8%

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	333
Anti-social behaviour	311
Vehicle crime	130
Theft from the person	109
Other theft	106
Shoplifting	81
Criminal damage and arson	67
Public order	67
Burglary	65
Drugs	44
Robbery	37
Bicycle theft	18
Possession of weapons	11
Other crime	10
Total incidents	1389

Within 1 mile during Apr 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
Elmhurst Primary School	Primary	0.1 miles	Outstanding — 28 Nov 2021
St Angela's Ursuline School	Secondary	0.2 miles	Outstanding — 14 Dec 2022
Shaftesbury Primary School	Primary	0.3 miles	Outstanding — 25 Apr 2016
St Antony's Catholic Primary School	Primary	0.3 miles	Good — 2 Mar 2018
St Bonaventure's RC School	Secondary	0.3 miles	Outstanding — 24 Jan 2023

FENSA

No FENSA certificates found for this address.

# 18 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LD

## Property details

- Slug: `8795acb` (address key hash: `8795acb6860f5a6e81b9b64c0c20fa09fd2174ba`)
- Postcode: E7 8LD
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 132 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £475,000 Jan 2026
- Price per m²: £3,598/m²
- Local average: £643,092 (49 sales)
- Street crime: 1389 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £475,000
- Date: 2026-01-23
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 16/10/2027
- **Current heating cost:** £727/year

### Recommendations
- Q (14,000)
- W1 (1,200)
- E (40)
- G (450)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9551-2853-7107-9193-3135)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £475,000 | Terraced | -5% | £458,723 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-350a-591c-e063-4704a8c00c31) |
| Sold | 2020-02-05 | £500,000 | Terraced | — | £533,869 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/9ff0d96a-845d-11ed-e053-6c04a8c06383) |

*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 |
|---------|-------|------|------|
| 18 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LD | £475,000 | 23/01/2026 | Terraced |
| 18 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LD | £500,000 | 05/02/2020 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 37 ST GEORGES ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HT | £700,000 | 19/12/2025 | Terraced |
| 40 MARLBOROUGH ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HB | £490,000 | 05/12/2025 | Terraced |
| 220 BOLEYN ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 9QJ | £550,000 | 30/11/2023 | Terraced |
| 76 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LD | £538,000 | 29/09/2023 | Terraced |
| 128 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LB | £770,000 | 12/09/2023 | Terraced |
| 67 ELMHURST ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9PQ | £400,000 | 24/08/2023 | Terraced |
| 50 MARLBOROUGH ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HB | £425,000 | 04/08/2023 | Terraced |
| 14 ST GEORGES AVENUE, LONDON, NEWHAM, GREATER LONDON, E7 8HP | £425,000 | 03/08/2023 | Terraced |
| 122 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LB | £582,000 | 07/07/2023 | Terraced |
| 17 WOODSTOCK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NB | £424,000 | 15/05/2023 | Terraced |
| 21 WOODSTOCK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NB | £350,000 | 18/04/2023 | Terraced |
| 12 FERNDALE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8JX | £435,000 | 13/01/2023 | Terraced |
| 53 BELTON ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9PF | £470,000 | 15/12/2022 | Terraced |
| 9 WOODSTOCK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8NB | £555,000 | 09/12/2022 | Terraced |
| 55 ST GEORGES ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8HT | £425,000 | 09/12/2022 | Terraced |
| 39 WOLSELEY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9PE | £300,000 | 03/11/2022 | Terraced |
| 42 WOLSELEY ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9PE | £540,000 | 24/10/2022 | Terraced |
| 29 ST GEORGES AVENUE, LONDON, NEWHAM, GREATER LONDON, E7 8HR | £505,000 | 19/10/2022 | Terraced |
| 131 UPTON PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E7 8LA | £445,000 | 04/10/2022 | Terraced |
| 167 NEVILLE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9QS | £475,000 | 02/09/2022 | Terraced |

**Area average:** £490,200 (20 sales)

## Capital growth trend

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

- **5y growth:** 19.2%
- **10y growth:** 42%

## House Price Index (HM Land Registry)

*Official index for Newham; Terraced series; as of March 2026.*

- **1y growth (index):** -4.2%
- **5y growth (index):** -0.7%
- **10y growth (index):** 20.8%

## Rental Range

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

- **Low:** £1,726/mo
- **Realistic:** £1,918/mo
- **Optimistic:** £2,110/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Flat, Plashet Road, E13 | £2,800/mo | 4 | 0.19 miles | OpenRent |
| 4 Bed Terraced House, Thorngrove Road, E13 | £950/mo | 4 | 0.21 miles | OpenRent |

**Average rent: £1,875/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £234,375
- **Target investor price (1%):** £187,500

*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 £1,875/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.1×
- **Monthly cashflow:** £-208/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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 | 333 |
| Anti-social behaviour | 311 |
| Vehicle crime | 130 |
| Theft from the person | 109 |
| Other theft | 106 |
| Shoplifting | 81 |
| Criminal damage and arson | 67 |
| Public order | 67 |
| Burglary | 65 |
| Drugs | 44 |
| Robbery | 37 |
| Bicycle theft | 18 |
| Possession of weapons | 11 |
| Other crime | 10 |
| **Total incidents** | **1389** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Elmhurst Primary School | Primary | 0.1 miles | Outstanding — 28 Nov 2021 |
| St Angela's Ursuline School | Secondary | 0.2 miles | Outstanding — 14 Dec 2022 |
| Shaftesbury Primary School | Primary | 0.3 miles | Outstanding — 25 Apr 2016 |
| St Antony's Catholic Primary School | Primary | 0.3 miles | Good — 2 Mar 2018 |
| St Bonaventure's RC School | Secondary | 0.3 miles | Outstanding — 24 Jan 2023 |