# 20 FLAT 20 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SZ

## Property details

- Slug: `bff44e2` (address key hash: `bff44e2a7b391d28889473ff8fd6186f3f84d616`)
- Postcode: E2 0SZ
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 3
- Bathrooms: 2
- Last sold: £840,000 Feb 2026
- Local average: £519,069 (69 sales)
- Street crime: 1711 incidents within 1 mile (May 2026)

## Latest sale

- Price: £840,000
- Date: 2026-02-12
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-12 | £840,000 | Flat | +42.4% | £837,153 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-1297-d8ea-e063-4704a8c0bf7d) |
| Sold | 2013-01-31 | £590,000 | Flat | +34.1% | £827,313 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0246b023-8686-45d5-8281-0f1a48f515bd) |
| Sold | 2006-06-16 | £440,000 | Flat | — | £746,308 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/da184c3f-33b0-434f-8395-9136959a4bcc) |

*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 20 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SZ | £840,000 | 12/02/2026 | Flat |
| 20 FLAT 20 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SZ | £590,000 | 31/01/2013 | Flat |
| 20 FLAT 20 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SZ | £440,000 | 16/06/2006 | Flat |

## Historic listings

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

- Matched listing: [168742793](http://87.117.209.195:8080/listings/99dce6c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £840,000 |
| listed | 2025-10-29 | £850,000 |
| sold | 2013-01-01 | £590,000 |
| sold | 2006-01-01 | £440,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GRAPHITE POINT, 36 APARTMENT 406 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FS | £575,000 | 17/12/2025 | Flat |
| 20 FLAT 24 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SZ | £690,000 | 17/11/2023 | Flat |
| GRAND REGENT TOWER, 2 APARTMENT 1502 CADMIUM SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FG | £650,000 | 10/11/2023 | Flat |
| GRAND REGENT TOWER, 2 APARTMENT 1104 CADMIUM SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FG | £620,000 | 03/11/2023 | Flat |
| TITANIUM POINT, 24 APARTMENT 302 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FA | £596,000 | 01/11/2023 | Flat |
| WHARTON HOUSE, 67 FLAT 303 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FF | £490,000 | 20/10/2023 | Flat |
| 46 FLAT 21 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0TB | £330,000 | 10/08/2023 | Flat |
| TITANIUM POINT, 24 APARTMENT 406 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FA | £600,000 | 08/08/2023 | Flat |
| WHARTON HOUSE, 67 FLAT 902 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FF | £490,000 | 23/06/2023 | Flat |
| WHARTON HOUSE, 67 FLAT 203 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FF | £471,000 | 02/06/2023 | Flat |
| WHARTON HOUSE, 67 FLAT 103 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FF | £192,000 | 16/05/2023 | Flat |
| O'BRIEN HOUSE FLAT 51 ROMAN ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SE | £365,000 | 19/12/2022 | Flat |
| WHARTON HOUSE, 67 FLAT 401 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FF | £487,000 | 19/12/2022 | Flat |
| WHARTON HOUSE, 67 FLAT 903 PALMERS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0FF | £508,000 | 25/11/2022 | Flat |
| O'BRIEN HOUSE FLAT 52 ROMAN ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SE | £374,000 | 09/09/2022 | Flat |
| 1 FLAT 15 TWIG FOLLY CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SU | £377,500 | 31/08/2022 | Flat |
| HOOKE HOUSE FLAT 19 GERNON ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5TL | £435,000 | 16/08/2022 | Flat |
| BOW BROOK HOUSE FLAT 36 GATHORNE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0PW | £1,075,000 | 15/08/2022 | Flat |
| GEORGE BELT HOUSE FLAT 34 SMART STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SB | £405,000 | 01/07/2022 | Flat |
| 2 FLAT 8 TWIG FOLLY CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 0SU | £525,000 | 30/06/2022 | Flat |

**Area average:** £512,775 (20 sales)

## Capital growth trend

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

- **5y growth:** -4.3%
- **10y growth:** -0.3%

## 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 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Antill Road, E3 | £4,250/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Maisonette, St. Stephens Road, E3 | £2,950/mo | 3 | 0.47 miles | OpenRent |

**Average rent: £3,600/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £450,000
- **Target investor price (1%):** £360,000

*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 £3,600/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-93/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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 | 424 |
| Anti-social behaviour | 404 |
| Shoplifting | 182 |
| Theft from the person | 126 |
| Other theft | 122 |
| Public order | 93 |
| Vehicle crime | 77 |
| Drugs | 66 |
| Burglary | 65 |
| Bicycle theft | 63 |
| Robbery | 62 |
| Other crime | 12 |
| Possession of weapons | 9 |
| Criminal damage and arson | 6 |
| **Total incidents** | **1711** |

*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 |
|------|------|----------|--------|
| Chisenhale Primary School | Primary | 0.3 miles | Good — 16 Jul 2024 |
| Rachel Keeling Nursery School | Nursery | 0.3 miles | Outstanding — 13 Dec 2013 |
| Olga Primary School | Primary | 0.3 miles | Good — 12 Jan 2017 |
| Gatehouse School | Other | 0.3 miles | — (No rating) |
| Bonner Primary School | Primary | 0.3 miles | Good — 21 Nov 2019 |