# 55 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF

## Property details

- Slug: `89c7993` (address key hash: `89c79935017ae6e15eef234a52a373a1b6a3d083`)
- Postcode: N16 7LF
- Transactions on record: 2

- 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)

## Latest sale

- Price: £356,250
- Date: 2026-02-27
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 28/07/2029
- **Current heating cost:** £279/year

### Recommendations
- A2 (1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8521-6023-6500-4551-5926)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £356,250 | Flat | +92.6% | £363,979 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-14f4-8922-e063-4804a8c094d0) |
| Sold | 2009-11-11 | £185,000 | Flat | — | £349,170 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/ca8d175b-d153-4e82-9752-b69ddd548407) |

*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 |
|---------|-------|------|------|
| 55 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £356,250 | 27/02/2026 | Flat |
| 55 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £185,000 | 11/11/2009 | Flat |

## Historic listings

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

- Matched listing: [167149157](http://87.117.209.195:8080/listings/bb6de27)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £356,250 |
| listed | 2025-09-18 | £395,000 |
| sold | 2009-01-01 | £185,000 |
| sold | 2006-01-01 | £135,130 |

## Sold Comparables

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

| 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)

## Capital growth trend

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

- **5y growth:** -0.1%
- **10y growth:** 2.5%

## House Price Index (HM Land Registry)

*Official index for Hackney; Flats and maisonettes series; as of March 2026.*

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

## Rental Range

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

- **Low:** £2,360/mo
- **Realistic:** £2,622/mo
- **Optimistic:** £2,884/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent 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)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £249,375
- **Target investor price (1%):** £199,500

*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 £1,995/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £368/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.3%

*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 | 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.*

| 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 Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #10289125
- **Address:** 55 Garnham Close Smalley ROAD, LONDON, N16 7LF
- **Certificate Issued:** 20/05/2014
- **Work Completed:** 07/04/2014
- **Items:** 5 window(s)

### FENSA Certificate #5246187
- **Address:** 55 Garnham Close, LONDON, N16 7LF
- **Certificate Issued:** 26/11/2007
- **Work Completed:** 03/09/2007
- **Items:** 1 door(s)