# 120 FLAT B CAVENDISH HOUSE RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX

## Property details

- Slug: `c2bf0f3` (address key hash: `c2bf0f30e898cac702a9bf05bac08737e330922b`)
- Postcode: E5 0EX
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £685,000 Apr 2026
- Local average: £498,159 (61 sales)
- Street crime: 1123 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £685,000
- Date: 2026-04-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-20 | £685,000 | Flat | +37% | £682,232 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-eec2-b8d0-e063-4704a8c08d98) |
| Sold | 2019-10-17 | £500,000 | Flat | — | £513,542 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/9b361206-28a9-1904-e053-6b04a8c0eeb5) |

*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 |
|---------|-------|------|------|
| 120 FLAT B CAVENDISH HOUSE RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £685,000 | 20/04/2026 | Flat |
| 120 FLAT B CAVENDISH HOUSE RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £500,000 | 17/10/2019 | Flat |

## Historic listings

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

- Matched listing: [169461419](http://87.117.209.195:8080/listings/0dca551)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £685,000 |
| listed | 2025-11-18 | £650,000 |
| sold | 2019-01-01 | £500,000 |
| sold | 2008-01-01 | £275,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 LINSCOTT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0RD | £515,000 | 08/12/2025 | Flat |
| 44 FLAT 2 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £415,000 | 02/12/2025 | Flat |
| 53 ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LF | £725,000 | 28/11/2025 | Flat |
| 28 GROUND FLOOR FLAT MILLFIELDS ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0SB | £465,000 | 25/11/2025 | Flat |
| 68 ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LF | £622,000 | 21/11/2025 | Flat |
| 58A RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £600,000 | 28/03/2025 | Flat |
| 16A DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £400,000 | 01/12/2023 | Flat |
| 57 MAYOLA ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0RE | £912,500 | 30/11/2023 | Flat |
| 32 POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PU | £372,000 | 10/11/2023 | Flat |
| 80A POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £590,000 | 06/10/2023 | Flat |
| 68B POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £835,000 | 15/09/2023 | Flat |
| 101A POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PT | £725,000 | 05/05/2023 | Flat |
| FLAT 3, 3 GLENARM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LY | £340,000 | 03/04/2023 | Flat |
| 74 FLAT 3 GLENARM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LZ | £555,250 | 20/03/2023 | Flat |
| 46 POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £420,000 | 28/02/2023 | Flat |
| 123 FLAT B POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PT | £525,000 | 20/12/2022 | Flat |
| 8 FLAT 2 POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PU | £736,000 | 19/12/2022 | Flat |
| 97A ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LE | £596,000 | 08/12/2022 | Flat |
| 18 ALMACK ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0RL | £450,000 | 02/12/2022 | Flat |
| 79B ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LE | £630,000 | 21/11/2022 | Flat |

**Area average:** £571,438 (20 sales)

## Capital growth trend

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

- **5y growth:** 27.2%
- **10y growth:** 14%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.6%
- **5y growth (index):** 5.8%
- **10y growth (index):** 11.4%

## Rental Range

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

- **Low:** £2,372/mo
- **Realistic:** £2,635/mo
- **Optimistic:** £2,899/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 |
|------|------|------|------|------|
| 2 Bed Flat, Clapton, E5 | £2,625/mo | 2 | 0.21 miles | OpenRent |

**Average rent: £2,625/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £328,125
- **Target investor price (1%):** £262,500

*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 £2,625/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.7×
- **Monthly cashflow:** £-360/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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 | 322 |
| Anti-social behaviour | 223 |
| Shoplifting | 101 |
| Public order | 86 |
| Theft from the person | 84 |
| Other theft | 83 |
| Vehicle crime | 58 |
| Burglary | 52 |
| Robbery | 35 |
| Drugs | 33 |
| Bicycle theft | 22 |
| Other crime | 14 |
| Possession of weapons | 6 |
| Criminal damage and arson | 4 |
| **Total incidents** | **1123** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Clapton Girls' Academy | Secondary | 0.1 miles | Outstanding — 4 Jul 2024 |
| Rushmore Primary School | Primary | 0.1 miles | Good — 10 Jan 2013 |
| Millfields Community School | Primary | 0.1 miles | Good — 8 Dec 2012 |
| The Olive School, Hackney | Primary | 0.4 miles | Outstanding — 10 Jun 2015 |
| The City Academy, Hackney | Secondary | 0.4 miles | Good — 14 Jun 2023 |