# 416 FLAT 89 MANCHESTER ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3FD

## Property details

- Slug: `8f41172` (address key hash: `8f4117208042650aed0f8f8abfbb7ca70cf618d8`)
- Postcode: E14 3FD
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Last sold: £420,000 Mar 2026
- Local average: £506,875 (241 sales)
- Street crime: 1111 incidents within 1 mile (May 2026)

## Latest sale

- Price: £420,000
- Date: 2026-03-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-20 | £420,000 | Flat | +124.6% | £423,844 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-edfe-b8d0-e063-4704a8c08d98) |
| Sold | 1999-03-26 | £186,995 | Flat | — | £742,926 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/75713794-ee28-475a-a87d-6b0f1b3974d3) |

*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 |
|---------|-------|------|------|
| 416 FLAT 89 MANCHESTER ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3FD | £420,000 | 20/03/2026 | Flat |
| 416 FLAT 89 MANCHESTER ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3FD | £186,995 | 26/03/1999 | Flat |

## Historic listings

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

- Matched listing: [155190527](http://87.117.209.195:8080/listings/52f6240)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £420,000 |
| listed | 2024-11-20 | £425,000 |
| sold | 2007-01-01 | £395,000 |
| sold | 2001-01-01 | £230,000 |
| sold | 1999-01-01 | £186,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 416 FLAT 14 MANCHESTER ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3FD | £637,500 | 12/11/2025 | Flat |
| 8 APARTMENT 308 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £621,000 | 22/04/2025 | Flat |
| DOLLAR BAY POINT, 3 FLAT 2104 DOLLAR BAY PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9AD | £900,000 | 31/03/2025 | Flat |
| 8 APARTMENT 707 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £940,000 | 31/03/2025 | Flat |
| 8 APARTMENT 508 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £608,000 | 28/02/2025 | Flat |
| 33 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £475,000 | 15/08/2024 | Flat |
| 34 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £435,000 | 15/08/2024 | Flat |
| 50 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £425,000 | 15/08/2024 | Flat |
| 63 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £900,000 | 15/08/2024 | Flat |
| 24 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £485,000 | 15/08/2024 | Flat |
| 30 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £495,000 | 15/08/2024 | Flat |
| 8 APARTMENT 201 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £715,200 | 21/12/2023 | Flat |
| 8 APARTMENT 203 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £1,050,000 | 21/12/2023 | Flat |
| 8 APARTMENT 305 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £811,200 | 21/12/2023 | Flat |
| 8 APARTMENT 501 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £755,000 | 20/12/2023 | Flat |
| QUEEN OF THE ISLE APARTMENTS, 1 FLAT 13 EAST FERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3NY | £510,000 | 18/12/2023 | Flat |
| 19 FLAT 3 COLD HARBOUR, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9NS | £518,000 | 16/10/2023 | Flat |
| QUEEN OF THE ISLE APARTMENTS, 1 FLAT 11 EAST FERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3NY | £460,000 | 04/08/2023 | Flat |
| WILLOW HOUSE, 8 FLAT 201 RIVER BARGE CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3PJ | £418,000 | 28/07/2023 | Flat |
| LOTUS HOUSE, 35 FLAT 804 OVEX CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3PP | £520,000 | 28/07/2023 | Flat |

**Area average:** £633,945 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [One Park Drive, Canary Wharf, E14 ](http://87.117.209.195:8080/listings/fec4a06) | £1,630,000 | 2 | Flat | 0.31 mi |

## Capital growth trend

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

- **5y growth:** -29.7%
- **10y growth:** -2.9%

## 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 |
|------|------|------|------|------|
| 2 Bed Maisonette, Montford House, E14 | £2,195/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Van Gogh Court, E14 | £2,350/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Cadnam Lodge, E14 | £1,950/mo | 2 | 0.46 miles | OpenRent |

**Average rent: £2,165/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £274,375
- **Target investor price (1%):** £219,500

*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 £2,195/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.9×
- **Monthly cashflow:** £296/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.9%

*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 | 317 |
| Anti-social behaviour | 247 |
| Shoplifting | 109 |
| Other theft | 91 |
| Vehicle crime | 74 |
| Public order | 66 |
| Theft from the person | 50 |
| Burglary | 49 |
| Drugs | 43 |
| Robbery | 25 |
| Bicycle theft | 22 |
| Other crime | 14 |
| Criminal damage and arson | 2 |
| Possession of weapons | 2 |
| **Total incidents** | **1111** |

*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 |
|------|------|----------|--------|
| Mulberry Wood Wharf Primary School | Primary | 0.2 miles | — (No rating) |
| Panaga School | Other | 0.2 miles | — (No rating) |
| Al Kafilah Damascus Shell School | Other | 0.2 miles | — (No rating) |
| Pdo Oman School | Other | 0.2 miles | — (No rating) |
| Ecole Yenzi | Other | 0.2 miles | — (No rating) |