# 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 |