# 162 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3DY

## Property details

- Slug: `ca59bec` (address key hash: `ca59bec73c40e35884f9ed659d5482f865260b41`)
- Postcode: E15 3DY
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 87 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £520,000 Feb 2026
- Price per m²: £5,977/m²
- Local average: £547,857 (42 sales)
- Street crime: 1249 incidents within 1 mile (May 2026)

## Latest sale

- Price: £520,000
- Date: 2026-02-13
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 19/11/2030
- **Current heating cost:** £464/year
- **Est. upgrade cost to C:** £18,760

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- E (£35)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6130-6629-3009-0570-1226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £520,000 | Terraced | +18.2% | £535,775 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-15d7-8922-e063-4804a8c094d0) |
| Sold | 2021-03-02 | £440,000 | Terraced | — | £446,574 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/bef7ebbe-c5f5-7a76-e053-6b04a8c092f7) |

*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 |
|---------|-------|------|------|
| 162 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3DY | £520,000 | 13/02/2026 | Terraced |
| 162 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3DY | £440,000 | 02/03/2021 | Terraced |

## Historic listings

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

- Matched listing: [163795574](http://87.117.209.195:8080/listings/1843708)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £520,000 |
| listed | 2025-06-25 | £525,000 |
| sold | 2021-01-01 | £440,000 |
| sold | 2005-01-01 | £220,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 75 MEATH ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3DS | £490,000 | 12/11/2025 | Terraced |
| 45 HARCOURT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3DX | £667,500 | 12/12/2023 | Terraced |
| 32 MORLEY ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3HG | £390,000 | 29/09/2023 | Terraced |
| 21 HARCOURT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3DX | £430,000 | 13/12/2022 | Terraced |
| 3 MORLEY ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3HF | £461,000 | 08/12/2022 | Terraced |
| 86 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3HD | £525,000 | 25/11/2022 | Terraced |
| 211 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3DL | £540,000 | 28/10/2022 | Terraced |
| 23 SPRINGFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3TR | £490,000 | 28/10/2022 | Terraced |
| 164 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3DY | £545,000 | 04/10/2022 | Terraced |
| 3 MORLEY ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3HF | £370,000 | 14/09/2022 | Terraced |
| 81 MEATH ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3DS | £445,000 | 09/09/2022 | Terraced |
| 112 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3HD | £500,000 | 10/08/2022 | Terraced |
| 28 MORLEY ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3HG | £635,000 | 03/08/2022 | Terraced |
| 181 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3DY | £500,000 | 07/07/2022 | Terraced |
| 63 HARCOURT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3DX | £425,000 | 21/06/2022 | Terraced |
| 69 MANOR ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3BL | £560,000 | 14/06/2022 | Terraced |
| 68 EVE ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3DH | £483,750 | 07/06/2022 | Terraced |
| 103 CORPORATION STREET, LONDON, NEWHAM, GREATER LONDON, E15 3HB | £450,000 | 30/05/2022 | Terraced |
| 61 EVE ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3DQ | £500,000 | 11/05/2022 | Terraced |
| 68 MORLEY ROAD, LONDON, NEWHAM, GREATER LONDON, E15 3HG | £440,000 | 08/04/2022 | Terraced |

**Area average:** £492,363 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Braemar Road, London, E13](http://87.117.209.195:8080/listings/099107a) | £400,000 | 3 | Terraced | 0.75 mi |

## Capital growth trend

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

- **5y growth:** 32.1%
- **10y growth:** 14.8%

## House Price Index (HM Land Registry)

*Official index for Newham; Terraced series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 3.3%
- **10y growth (index):** 23%

## Rental Range

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

- **Low:** £1,735/mo
- **Realistic:** £1,928/mo
- **Optimistic:** £2,121/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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 Flat, Moxon Close, E13 | £500/mo | 3 | 0.16 miles | OpenRent |

**Average rent: £500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.1% (weak for cashflow)
- **Max investor price (0.8%):** £62,500
- **Target investor price (1%):** £50,000

*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 £500/mo).*

- **Gross yield:** 1.2%
- **Cost-to-rent:** 86.7×
- **Monthly cashflow:** £-1,623/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -12.9%

*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 |
|----------|-------|
| Anti-social behaviour | 345 |
| Violence and sexual offences | 289 |
| Vehicle crime | 139 |
| Other theft | 100 |
| Theft from the person | 67 |
| Public order | 66 |
| Shoplifting | 66 |
| Burglary | 44 |
| Drugs | 44 |
| Robbery | 40 |
| Bicycle theft | 18 |
| Other crime | 16 |
| Possession of weapons | 12 |
| Criminal damage and arson | 3 |
| **Total incidents** | **1249** |

*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 |
|------|------|----------|--------|
| Ranelagh Primary School | Primary | 0.1 miles | Good — 27 Nov 2013 |
| Stratford Manor Primary School & Nursery | Primary | 0.2 miles | Good — 11 Sep 2017 |
| Rebecca Cheetham Nursery and Children's Centre | Nursery | 0.4 miles | Outstanding — 4 Nov 2019 |
| Portway Primary School | Primary | 0.4 miles | Outstanding — 8 May 2019 |
| Curwen Primary School | Primary | 0.4 miles | Outstanding — 18 Jan 2024 |