# THERM COURT, 51 FLAT 203 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF

## Property details

- Slug: `96a2f13` (address key hash: `96a2f13a5aee789b85da0dd061f4af897ff2053a`)
- Postcode: E3 2XF
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £113,750 Jan 2026
- Local average: £435,396 (123 sales)
- Street crime: 1396 incidents within 1 mile (May 2026)

## Latest sale

- Price: £113,750
- Date: 2026-01-30
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £113,750 | Flat | — | £111,723 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-ce03-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| THERM COURT, 51 FLAT 203 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £113,750 | 30/01/2026 | Flat |

## Historic listings

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

- Matched listing: [165617561](http://87.117.209.195:8080/listings/cf5a9ee)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £113,750 |
| listed | 2025-08-11 | £455,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 72 FLAT 205 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF | £425,777 | 16/01/2026 | Flat |
| 72 FLAT 408 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF | £701,000 | 09/01/2026 | Flat |
| OMEGA WORKS, 4 FLAT 319 ROACH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2GZ | £510,000 | 23/12/2025 | Flat |
| OMEGA WORKS, 4 UNIT 79 ROACH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2PF | £560,000 | 18/12/2025 | Flat |
| ARDENS BUILDING, 7 FLAT 507 WYKE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2ZQ | £445,000 | 15/12/2025 | Flat |
| ICEMAID COURT, 15 FLAT 207 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XG | £465,000 | 08/12/2025 | Flat |
| HALO COURT, 17 FLAT 402 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2YZ | £625,000 | 28/11/2025 | Flat |
| DUCKETTS APARTMENTS, 1 APARTMENT 15 WICK LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NA | £450,000 | 24/11/2025 | Flat |
| WHITEMANTLE COURT, 25 FLAT 307 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2YY | £625,000 | 04/11/2025 | Flat |
| THERM COURT, 51 FLAT 403 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £435,000 | 31/01/2025 | Flat |
| GLOW COURT, 41 FLAT 103 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £581,000 | 20/08/2024 | Flat |
| GLOW COURT, 41 FLAT 305 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £617,500 | 22/03/2024 | Flat |
| GLOW COURT, 41 FLAT 603 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £442,500 | 12/03/2024 | Flat |
| GLOW COURT, 41 FLAT 602 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £482,000 | 26/02/2024 | Flat |
| ICEMAID COURT, 15 FLAT 307 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XG | £480,000 | 18/12/2023 | Flat |
| LANTERNA COURT, 2 FLAT 303 WYKE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NU | £640,000 | 08/12/2023 | Flat |
| SMOKE HOUSE, 4 FLAT 504 REMUS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NF | £625,000 | 17/11/2023 | Flat |
| GLOW COURT FLAT 206 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £480,000 | 17/11/2023 | Flat |
| 72 FLAT 402 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF | £425,000 | 15/11/2023 | Flat |
| ADANSBECK COURT, 35 FLAT 304 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XT | £150,000 | 06/11/2023 | Flat |

**Area average:** £508,239 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 1-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Festuca House, 38 Mirabelle Gardens, London, E20 1BR](http://87.117.209.195:8080/listings/2dca1da) | £145,000 | 2 | Flat | 0.93 mi |

## Capital growth trend

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

- **5y growth:** -3.5%
- **10y growth:** 0.5%

## 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 Cambridge (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, Prince Edward Road, E9 | £2,350/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Hewison Street, E3 | £1,975/mo | 1 | 0.53 miles | OpenRent |
| Studio Flat, Wick Road, E9 | £1,150/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Fairfield Road, E3 | £2,150/mo | 1 | 0.64 miles | OpenRent |

**Average rent: £1,906/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 1.81% (strong)
- **Max investor price (0.8%):** £257,875
- **Target investor price (1%):** £206,300

*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 £2,063/mo).*

- **Gross yield:** 21.8%
- **Cost-to-rent:** 4.6×
- **Monthly cashflow:** £1,384/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 50.3%

*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:** Job (default Low)

[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 | 301 |
| Violence and sexual offences | 294 |
| Shoplifting | 163 |
| Theft from the person | 156 |
| Other theft | 132 |
| Vehicle crime | 78 |
| Public order | 61 |
| Burglary | 52 |
| Robbery | 51 |
| Drugs | 50 |
| Bicycle theft | 44 |
| Other crime | 10 |
| Possession of weapons | 4 |
| **Total incidents** | **1396** |

*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 |
|------|------|----------|--------|
| Mossbourne Riverside Academy | Primary | 0.4 miles | Outstanding — 8 Jun 2018 |
| Gainsborough Primary School | Primary | 0.4 miles | Good — 13 Sep 2023 |
| Mulberry UTC | Secondary | 0.4 miles | Good — 27 May 2020 |
| Bobby Moore Academy | Other | 0.5 miles | Good — 10 Dec 2021 |
| Old Ford Primary - A Paradigm Academy | Primary | 0.6 miles | Outstanding — 20 Dec 2022 |