Terraced 2 sales on record

170 BRUCE ROAD

LONDON, TOWER HAMLETS, GREATER LONDON, E3 3EU

£450,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E3 3EU

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	M K Motors	0.1 miles
Bus stop	Rounton Road	0.1 miles
Train station	Bow Church	0.2 miles
University	Arden University Stratford Campus	1.2 miles
Hospital	A&E Department	2.2 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

99 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£450,000 Jan 2026

Price per m²

£4,545/m²

Local average

£961,795 (22 sales)

Street crime

1312 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 22/09/2025

Expiry date: 21/09/2035

Current heating cost: £836/year

Potential heating cost: £683/year

Est. upgrade cost to C: £11,778

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
Cavity wall insulation (£900 - £1,500)
Low energy lighting for all fixed outlets (£270 - £315)
Upgrade heating controls (£220 - £250)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	22/01/2026	£450,000	Terraced	+20%	£445,678 to March 2026	View transaction
Sold	08/10/2013	£375,000	Terraced	—	£563,107 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
43 RAINHILL WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3HP	£680,000	14/10/2022	Terraced
158 BRUCE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3EU	£555,000	09/03/2022	Terraced

Area average: £617,500 (2 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 22.4%

10y growth 87.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Tower Hamlets. Series: Terraced. As of March 2026.

1y (index) -6.4%

5y (index) -6.7%

10y (index) 2.4%

Rental Range

Estimated market rent for Tower Hamlets. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,169/mo

Realistic £2,410/mo

Optimistic £2,651/mo

Based on Local Authority from postcode lookup → Tower Hamlets.

LHA (30th percentile) floor for Cambridge: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Maisonette, Holsworthy House, E3	£2,250/mo	3	0.11 miles	OpenRent
3 Bed Flat, Ivy Point, E3	£3,000/mo	3	0.15 miles	OpenRent
2 Bed Flat, Ivy Point, E3	£2,427/mo	2	0.16 miles	OpenRent
4 Bed Flat, Patrick Connolly Gardens, E3	£3,400/mo	4	0.16 miles	OpenRent
2 Bed Flat, Devons Road, E3	£2,250/mo	2	0.17 miles	OpenRent
2 Bed Flat, Hannaford Walk, E3	£2,427/mo	2	0.17 miles	OpenRent
3 Bed Flat, Jefferson Plaza, E3	£2,950/mo	3	0.17 miles	OpenRent
4 Bed Flat, Patrick Connolly Gardens, E3	£880/mo	4	0.19 miles	OpenRent
2 Bed Flat, Truman Walk, E3	£2,700/mo	2	0.22 miles	OpenRent
2 Bed Flat, Hannaford Walk, E3	£2,427/mo	2	0.23 miles	OpenRent
2 Bed Flat, Corbin House, E3	£2,400/mo	2	0.24 miles	OpenRent
3 Bed Flat, Munden House, E3	£2,800/mo	3	0.25 miles	OpenRent

Average rent: £2,493/mo (12 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £303,375

Target investor price (1%) £242,700

Gross yield 6.5%

Cost-to-rent ratio 15.5×

Monthly cashflow £387/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.6%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	295
Anti-social behaviour	262
Drugs	115
Shoplifting	100
Theft from the person	99
Vehicle crime	81
Criminal damage and arson	76
Public order	76
Other theft	59
Burglary	50
Robbery	40
Bicycle theft	28
Other crime	22
Possession of weapons	9
Total incidents	1312

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Childrens House Nursery School	Nursery	0.1 miles	Outstanding — 18 Nov 2013
St Agnes RC Primary School	Primary	0.2 miles	Outstanding — 24 Apr 2024
Ian Mikardo School	Other	0.2 miles	Good — 24 Sep 2023
Old Palace Primary School	Primary	0.2 miles	Good — 21 May 2023
The Clara Grant Primary School	Primary	0.3 miles	Good — 11 Jun 2014

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
21/12/2025	15/12/2025	2	2

# 170 BRUCE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3EU

## Property details

- Slug: `c09bbef` (address key hash: `c09bbefdebce9d6eead02d5624ed18a010ffb34e`)
- Postcode: E3 3EU
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 99 m²
- EPC rating: D
- Year built: England and Wales: 1976-1982
- Last sold: £450,000 Jan 2026
- Price per m²: £4,545/m²
- Local average: £961,795 (22 sales)
- Street crime: 1312 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £450,000
- Date: 2026-01-22
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 21/09/2035
- **Current heating cost:** £836/year
- **Est. upgrade cost to C:** £11,778

### Recommendations
- A2 (£900 - £1,200)
- B (£900 - £1,500)
- E (£270 - £315)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0370-2382-3510-2825-4425)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-22 | £450,000 | Terraced | +20% | £445,678 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-c9bc-591c-e063-4704a8c00c31) |
| Sold | 2013-10-08 | £375,000 | Terraced | — | £563,107 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/42fe131a-37a1-4ae5-bf64-e3621bd9ec46) |

*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 |
|---------|-------|------|------|
| 170 BRUCE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3EU | £450,000 | 22/01/2026 | Terraced |
| 170 BRUCE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3EU | £375,000 | 08/10/2013 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 43 RAINHILL WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3HP | £680,000 | 14/10/2022 | Terraced |
| 158 BRUCE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3EU | £555,000 | 09/03/2022 | Terraced |

**Area average:** £617,500 (2 sales)

## Capital growth trend

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

- **5y growth:** 22.4%
- **10y growth:** 87.7%

## House Price Index (HM Land Registry)

*Official index for Tower Hamlets; Terraced series; as of March 2026.*

- **1y growth (index):** -6.4%
- **5y growth (index):** -6.7%
- **10y growth (index):** 2.4%

## Rental Range

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

- **Low:** £2,169/mo
- **Realistic:** £2,410/mo
- **Optimistic:** £2,651/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Maisonette, Holsworthy House, E3 | £2,250/mo | 3 | 0.11 miles | OpenRent |
| 3 Bed Flat, Ivy Point, E3 | £3,000/mo | 3 | 0.15 miles | OpenRent |
| 2 Bed Flat, Ivy Point, E3 | £2,427/mo | 2 | 0.16 miles | OpenRent |
| 4 Bed Flat, Patrick Connolly Gardens, E3 | £3,400/mo | 4 | 0.16 miles | OpenRent |
| 2 Bed Flat, Devons Road, E3 | £2,250/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Hannaford Walk, E3 | £2,427/mo | 2 | 0.17 miles | OpenRent |
| 3 Bed Flat, Jefferson Plaza, E3 | £2,950/mo | 3 | 0.17 miles | OpenRent |
| 4 Bed Flat, Patrick Connolly Gardens, E3 | £880/mo | 4 | 0.19 miles | OpenRent |
| 2 Bed Flat, Truman Walk, E3 | £2,700/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Hannaford Walk, E3 | £2,427/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Corbin House, E3 | £2,400/mo | 2 | 0.24 miles | OpenRent |
| 3 Bed Flat, Munden House, E3 | £2,800/mo | 3 | 0.25 miles | OpenRent |

**Average rent: £2,493/mo (12 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £303,375
- **Target investor price (1%):** £242,700

*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 £2,427/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £387/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.6%

*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 | 295 |
| Anti-social behaviour | 262 |
| Drugs | 115 |
| Shoplifting | 100 |
| Theft from the person | 99 |
| Vehicle crime | 81 |
| Criminal damage and arson | 76 |
| Public order | 76 |
| Other theft | 59 |
| Burglary | 50 |
| Robbery | 40 |
| Bicycle theft | 28 |
| Other crime | 22 |
| Possession of weapons | 9 |
| **Total incidents** | **1312** |

*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 |
|------|------|----------|--------|
| Childrens House Nursery School | Nursery | 0.1 miles | Outstanding — 18 Nov 2013 |
| St Agnes RC Primary School | Primary | 0.2 miles | Outstanding — 24 Apr 2024 |
| Ian Mikardo School | Other | 0.2 miles | Good — 24 Sep 2023 |
| Old Palace Primary School | Primary | 0.2 miles | Good — 21 May 2023 |
| The Clara Grant Primary School | Primary | 0.3 miles | Good — 11 Jun 2014 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17108328
- **Address:** 170 Bruce Road, LONDON, E3 3EU
- **Certificate Issued:** 21/12/2025
- **Work Completed:** 15/12/2025
- **Items:** 2 window(s), 2 door(s)