# 8 - 18 FLAT 11 RAMPART STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LS

## Property details

- Slug: `e50f9f8` (address key hash: `e50f9f8b3219e6770bd5adc733c9e07a1cac383d`)
- Postcode: E1 2LS
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Last sold: £900,000 Jan 2026
- Local average: £461,301 (85 sales)
- Street crime: 1905 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £900,000
- Date: 2026-01-26
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-26 | £900,000 | Flat | +2.9% | £885,938 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-ca39-591c-e063-4704a8c00c31) |
| Sold | 2020-09-11 | £875,000 | Flat | +26.8% | £764,109 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/b32ebb13-72a4-3c99-e053-6c04a8c09ca1) |
| Sold | 2019-07-19 | £690,000 | Flat | +2.2% | £656,505 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/919fec05-20a0-9a90-e053-6c04a8c0a300) |
| Sold | 2014-05-08 | £675,000 | Flat | — | £732,288 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/95245950-4947-41cb-9cde-85859201acc7) |

*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 |
|---------|-------|------|------|
| 8 - 18 FLAT 11 RAMPART STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LS | £900,000 | 26/01/2026 | Flat |
| 8 - 18 FLAT 11 RAMPART STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LS | £875,000 | 11/09/2020 | Flat |
| 8 - 18 FLAT 11 RAMPART STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LS | £690,000 | 19/07/2019 | Flat |
| 8 - 18 FLAT 11 RAMPART STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LS | £675,000 | 08/05/2014 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 186A FLAT 3 COMMERCIAL ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2JY | £290,000 | 24/01/2025 | Flat |
| 8 - 18 FLAT 4 RAMPART STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LS | £812,500 | 08/07/2022 | Flat |
| 2 FLAT 3 FENTON STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2NE | £105,000 | 20/06/2022 | Flat |
| TATE APARTMENTS, 3 FLAT 1 SLY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2BE | £500,000 | 17/06/2022 | Flat |
| 23B NEW ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E1 1HE | £550,000 | 16/02/2022 | Flat |
| 17 FLAT 3 NEW ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E1 1HE | £520,000 | 18/01/2022 | Flat |
| 26 FLAT 301 HESSEL STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LP | £1,175,000 | 10/01/2022 | Flat |
| 26 FLAT 302 HESSEL STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LP | £650,000 | 10/01/2022 | Flat |
| 26 FLAT 303 HESSEL STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LP | £1,130,000 | 10/01/2022 | Flat |
| 26 FLAT G01 HESSEL STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LP | £575,000 | 10/01/2022 | Flat |
| 26 FLAT 201 HESSEL STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LP | £775,000 | 10/01/2022 | Flat |
| 26 FLAT 202 HESSEL STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LP | £775,000 | 10/01/2022 | Flat |
| 8 - 18 FLAT 5 RAMPART STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2LS | £800,000 | 04/01/2022 | Flat |
| 2 FLAT 9 FENTON STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 2NE | £150,000 | 30/09/2021 | Flat |
| 19 FLAT 3 UMBERSTON STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 1FS | £550,000 | 30/07/2021 | Flat |

**Area average:** £623,833 (15 sales)

## Capital growth trend

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

- **5y growth:** -7.4%
- **10y growth:** -30.8%

## House Price Index (HM Land Registry)

*Official index for Tower Hamlets; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -11.3%
- **5y growth (index):** -16.5%
- **10y growth (index):** -12%

## 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 Inner East London (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 Penthouse, Shiraj Tower, E1 | £2,910/mo | 3 | 0.13 miles | OpenRent |
| 1 Bed Flat, Hodgeson House, E1 | £1,900/mo | 1 | 0.19 miles | OpenRent |

**Average rent: £2,405/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £300,625
- **Target investor price (1%):** £240,500

*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 £2,405/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.2×
- **Monthly cashflow:** £-1,405/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*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 | 394 |
| Anti-social behaviour | 387 |
| Other theft | 239 |
| Shoplifting | 185 |
| Theft from the person | 179 |
| Public order | 99 |
| Burglary | 91 |
| Drugs | 75 |
| Criminal damage and arson | 72 |
| Vehicle crime | 68 |
| Robbery | 44 |
| Bicycle theft | 41 |
| Other crime | 18 |
| Possession of weapons | 13 |
| **Total incidents** | **1905** |

*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 |
|------|------|----------|--------|
| Buttercup Primary School | Other | 0.0 miles | Inadequate — 17 Oct 2017 |
| Daffodil Preparatory School | Other | 0.0 miles | — (No rating) |
| Wapping High School | Secondary | 0.1 miles | Good — 4 Feb 2024 |
| Mulberry School for Girls | Secondary | 0.1 miles | Outstanding — 22 May 2024 |
| Bigland Green Primary School | Primary | 0.1 miles | Outstanding — 3 Nov 2017 |