Flats/Maisonettes 2 sales on record

55 GARNHAM CLOSE

LONDON, HACKNEY, GREATER LONDON, N16 7LF

£356,250

Location

Map view View on Google Maps View on OpenStreetMap Street View N16 7LF

Nearby

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

Type Name Distance
Shop Ivory 0.0 miles
Bus stop Stoke Newington High Street / Garnham Street 0.1 miles
Train station Stoke Newington 0.2 miles
Hospital Moorfields at Hoxton 2.0 miles
University University of Wales Trinity Saint David London 2.2 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

1

Bathrooms

1

Floor area

49 m²

EPC rating

C

Year built

England and Wales: 1976-1982

Last sold

£356,250 Feb 2026

Price per m²

£7,270/m²

Local average

£524,178 (87 sales)

Street crime

1165 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 29/07/2019

Expiry date: 28/07/2029

Current heating cost: £279/year

Potential heating cost: £218/year

Recommendations

  • Flat roof or sloping ceiling insulation (1,500)

View full EPC on gov.uk

Price history

Event Date Price Type % change Today’s value (HPI) Action
Sold 27/02/2026 £356,250 Flat +92.6% £363,979 to March 2026 View transaction
Sold 11/11/2009 £185,000 Flat — £349,170 to March 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 £356,250
listed 18/09/2025 £395,000
sold 01/01/2009 £185,000
sold 01/01/2006 £135,130

Photos · Open listing

Open image 1 from listing 167149157 Open image 2 from listing 167149157 Open image 3 from listing 167149157 Open image 4 from listing 167149157 Open image 5 from listing 167149157 Open image 6 from listing 167149157 Open image 7 from listing 167149157 Open image 8 from listing 167149157 Open image 9 from listing 167149157 Open image 10 from listing 167149157 Open image 11 from listing 167149157 Open image 12 from listing 167149157

Sold comparables

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

Address Price Date Type
RAINES COURT, 19 FLAT 52 NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7DG £560,000 27/11/2025 Flat
28 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF £555,000 14/11/2025 Flat
COTTON EXCHANGE, 17 FLAT 35 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0BJ £450,000 19/11/2024 Flat
17 FLAT 1 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA £815,000 14/11/2023 Flat
150 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HH £370,000 26/10/2023 Flat
16 FLAT 9 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ £335,000 20/10/2023 Flat
COTTON EXCHANGE, 17 FLAT 1 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0BJ £405,000 26/04/2023 Flat
115 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HH £395,000 09/12/2022 Flat
COTTON EXCHANGE, 17 FLAT 26 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0BJ £715,000 05/12/2022 Flat
16 FLAT 7 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ £370,000 02/12/2022 Flat
5B NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7HL £360,000 31/10/2022 Flat
26 CLEVEDON CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LD £487,600 28/10/2022 Flat
49 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF £591,000 04/10/2022 Flat
185 FLAT 12 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0LH £535,000 16/09/2022 Flat
42 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF £530,500 14/09/2022 Flat
147 FLAT 2 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0NY £630,000 08/09/2022 Flat
23 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF £510,000 30/08/2022 Flat
17 FLAT 4 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA £895,000 22/08/2022 Flat
30 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF £350,000 29/07/2022 Flat
COTTON EXCHANGE, 17 FLAT 11 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0BJ £825,000 31/05/2022 Flat

Area average: £534,205 (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 1.8%
10y growth 0.6%

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

1y (index) -2.2%
5y (index) 1.4%
10y (index) 1.9%

Rental Range

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

Low £2,360/mo
Realistic £2,622/mo
Optimistic £2,884/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Stevenage & North Herts: 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, Garnham St, N16 £1,995/mo 1 0.02 miles OpenRent
1 Bed Flat, Garnham St, N16 £1,995/mo 1 0.02 miles OpenRent
1 Bed Flat, Garnham St, N16 £1,995/mo 1 0.02 miles OpenRent
1 Bed Flat, Gibson Gardens, N16 £3,000/mo 1 0.1 miles OpenRent
1 Bed Flat, Abney Park Court, N16 £1,700/mo 1 0.11 miles OpenRent
Studio Flat, Cazenove Road, N16 £1,600/mo 1 0.15 miles OpenRent
1 Bed Flat, Kyverdale Rd, N16 £1,995/mo 1 0.36 miles OpenRent
1 Bed Flat, Kyverdale Road, N16 £1,550/mo 1 0.38 miles OpenRent
Bedsit, Osbaldeston Road, N16 £745/mo 1 0.4 miles OpenRent

Average rent: £1,842/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.56%
Max investor price (0.8%) £249,375
Target investor price (1%) £199,500
Gross yield 6.7%
Cost-to-rent ratio 14.9×
Monthly cashflow £368/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 4.3%
  • 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 262
Violence and sexual offences 244
Theft from the person 130
Public order 85
Other theft 77
Criminal damage and arson 66
Shoplifting 66
Vehicle crime 62
Burglary 51
Drugs 42
Bicycle theft 32
Robbery 30
Other crime 11
Possession of weapons 7
Total incidents 1165

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
William Patten Primary School Primary 0.1 miles Outstanding — 20 Nov 2023
Tawhid Boys School, Tawhid Educational Trust Other 0.2 miles Good — 30 Sep 2022
Simon Marks Jewish Primary School Primary 0.3 miles Good — 23 Jun 2024
TTD Gur School Other 0.3 miles Inadequate — 9 Jul 2024
Beis Malka Girls' School Other 0.3 miles Good — 2 Mar 2020

FENSA

Window and door installation certificates found for this address.

Issued Work completed Windows Doors
20/05/2014 07/04/2014 5 —
26/11/2007 03/09/2007 — 1