# 20 FLAT 2 LONDON LANE, LONDON, HACKNEY, GREATER LONDON, E8 3FU

## Property details

- Slug: `afbe956` (address key hash: `afbe956ab095494fe6ee46f9047abeccf47c7857`)
- Postcode: E8 3FU
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Last sold: £197,600 Jan 2026
- Local average: £561,936 (70 sales)
- Street crime: 1730 incidents within 1 mile (May 2026)

## Latest sale

- Price: £197,600
- Date: 2026-01-23
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £197,600 | Flat | — | £195,241 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-c8fd-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 20 FLAT 2 LONDON LANE, LONDON, HACKNEY, GREATER LONDON, E8 3FU | £197,600 | 23/01/2026 | Flat |

## Historic listings

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

- Matched listing: [73946612](http://87.117.209.195:8080/listings/1c186be)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £197,600 |
| listed | 2018-06-19 | £665,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 MENTMORE TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 3PN | £1,237,500 | 20/06/2025 | Flat |
| 66 MARTELLO STREET, LONDON, HACKNEY, GREATER LONDON, E8 3QP | £220,650 | 21/05/2025 | Flat |
| STABLES LODGE, 221 FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 3QJ | £360,000 | 12/03/2025 | Flat |
| ARTHAUS APARTMENTS, 205 FLAT 9 RICHMOND ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3FF | £480,000 | 21/02/2025 | Flat |
| 15 HACON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3QR | £515,000 | 15/12/2023 | Flat |
| VANGUARD HOUSE, 70 FLAT 30 MARTELLO STREET, LONDON, HACKNEY, GREATER LONDON, E8 3QQ | £425,000 | 08/12/2023 | Flat |
| ARTHAUS APARTMENTS, 205 FLAT 11 RICHMOND ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3FF | £540,000 | 19/10/2023 | Flat |
| 20C MARTELLO STREET, LONDON, HACKNEY, GREATER LONDON, E8 3PE | £750,000 | 13/10/2023 | Flat |
| 39 FLAT 2 GRANSDEN AVENUE, LONDON, HACKNEY, GREATER LONDON, E8 3QA | £550,000 | 17/08/2023 | Flat |
| 32 FLAT 15 LONDON LANE, LONDON, HACKNEY, GREATER LONDON, E8 3FU | £537,500 | 14/07/2023 | Flat |
| 31 FLAT 14 GRANSDEN AVENUE, LONDON, HACKNEY, GREATER LONDON, E8 3QA | £865,000 | 06/07/2023 | Flat |
| PITCAIRN HOUSE FLAT 47 ST THOMAS'S SQUARE, LONDON, HACKNEY, GREATER LONDON, E9 6PT | £420,000 | 27/06/2023 | Flat |
| 191B MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 3QE | £597,500 | 07/06/2023 | Flat |
| ARTHAUS APARTMENTS, 205 FLAT 16 RICHMOND ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3FF | £475,000 | 23/03/2023 | Flat |
| 5 UNIT 3 MENTMORE TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 3PN | £350,000 | 14/02/2023 | Flat |
| 50 FLAT 6 HACON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3QY | £252,500 | 12/12/2022 | Flat |
| 5 FLAT 2 MENTMORE TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 3PN | £1,025,000 | 09/12/2022 | Flat |
| 18 FLAT 2 MARTELLO STREET, LONDON, HACKNEY, GREATER LONDON, E8 3PE | £1,050,000 | 07/12/2022 | Flat |
| CYNTRA PLACE, 201 UNIT 2 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 3QE | £670,000 | 28/11/2022 | Flat |
| VANGUARD HOUSE, 70 FLAT 57 MARTELLO STREET, LONDON, HACKNEY, GREATER LONDON, E8 3QQ | £525,000 | 25/11/2022 | Flat |

**Area average:** £592,283 (20 sales)

## Capital growth trend

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

- **5y growth:** 3.5%
- **10y growth:** 20.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 4.4%
- **10y growth (index):** 8.2%

## 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 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 Flat, Tudor House, E9 | £2,300/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Greenwood Road, E8 | £2,300/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £2,300/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.16% (strong)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 14%
- **Cost-to-rent:** 7.2×
- **Monthly cashflow:** £1,267/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 26.5%

*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 | 427 |
| Anti-social behaviour | 377 |
| Shoplifting | 188 |
| Theft from the person | 146 |
| Other theft | 117 |
| Public order | 112 |
| Vehicle crime | 85 |
| Drugs | 68 |
| Bicycle theft | 65 |
| Burglary | 65 |
| Robbery | 58 |
| Possession of weapons | 10 |
| Other crime | 7 |
| Criminal damage and arson | 5 |
| **Total incidents** | **1730** |

*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 |
|------|------|----------|--------|
| The Urswick School - A Church of England Secondary School | Secondary | 0.2 miles | Good — 25 Jan 2024 |
| Gayhurst Community School | Primary | 0.3 miles | Outstanding — 1 May 2023 |
| St John of Jerusalem Church of England Primary School | Primary | 0.3 miles | Good — 26 Jan 2023 |
| Orchard Primary School | Primary | 0.4 miles | Good — 31 Jan 2022 |
| London Fields Primary School | Primary | 0.4 miles | Outstanding — 11 Feb 2015 |