Flats/Maisonettes

GAINSBOROUGH STUDIOS WEST

1 FLAT 12 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA

£551,000

Location

Map view View on Google Maps View on OpenStreetMap Street View N1 5EA

Nearby

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

Type	Name	Distance
Shop	IDM	0.0 miles
Bus stop	Baring Street	0.0 miles
Hospital	Moorfields at Hoxton	0.1 miles
University	University of Wales Trinity Saint David London	0.2 miles
Train station	Essex Road	0.5 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£551,000 Jan 2026

Local average

£641,372 (193 sales)

Street crime

2037 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£551,000	Flat	—	£545,484 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
GAINSBOROUGH STUDIOS NORTH, 1 FLAT 24 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EB	£700,000	16/01/2026	Flat
2 FLAT 32 DEVIZES STREET, LONDON, HACKNEY, GREATER LONDON, N1 5DY	£410,000	08/01/2026	Flat
12 FLAT 23 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5DJ	£1,050,000	17/12/2025	Flat
GAINSBOROUGH STUDIOS NORTH, 1 FLAT 8 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EB	£705,000	05/12/2025	Flat
GAINSBOROUGH STUDIOS WEST, 1 FLAT 26 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA	£865,000	05/12/2025	Flat
GAINSBOROUGH STUDIOS NORTH, 1 FLAT 10 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EB	£510,000	01/12/2025	Flat
241 FLAT B NEW NORTH ROAD, LONDON, ISLINGTON, GREATER LONDON, N1 7AT	£332,500	26/11/2025	Flat
GAINSBOROUGH STUDIOS SOUTH, 1 FLAT 28 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EE	£583,000	25/11/2025	Flat
GAINSBOROUGH STUDIOS WEST, 1 FLAT 14 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA	£900,000	21/11/2025	Flat
FLAT B, 237 NEW NORTH ROAD, LONDON, ISLINGTON, GREATER LONDON, N1 7AT	£1,250,000	03/02/2025	Flat
257 BASEMENT FLAT NEW NORTH ROAD, LONDON, ISLINGTON, GREATER LONDON, N1 7AT	£415,000	24/11/2023	Flat
62 FLAT 4 BARING STREET, LONDON, ISLINGTON, GREATER LONDON, N1 3DS	£550,000	22/11/2023	Flat
GAINSBOROUGH STUDIOS EAST, 1 FLAT 4 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5ED	£840,000	27/10/2023	Flat
GAINSBOROUGH STUDIOS SOUTH, 1 FLAT 51 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EE	£645,000	30/05/2023	Flat
BRACKLYN COURT FLAT 29 WIMBOURNE STREET, LONDON, HACKNEY, GREATER LONDON, N1 7EL	£352,500	26/05/2023	Flat
GAINSBOROUGH STUDIOS EAST, 1 FLAT 40 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5ED	£570,000	23/03/2023	Flat
SAWMILL STUDIOS, 19 FLAT 14 PARR STREET, LONDON, HACKNEY, GREATER LONDON, N1 7GW	£660,000	15/03/2023	Flat
GAINSBOROUGH STUDIOS WEST, 1 FLAT 45 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA	£750,000	23/11/2022	Flat
12 FLAT 2 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5DJ	£720,000	07/11/2022	Flat
GAINSBOROUGH STUDIOS EAST, 1 FLAT 52 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5ED	£580,000	04/11/2022	Flat

Area average: £669,400 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.

Address	Price	Beds	Type	Distance
Cloudesley Road, Islington, London, N1	£1,250,000	2	Flat	0.87 mi

Capital growth trend

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

5y growth 11.5%

10y growth 5.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Hackney. Series: Flats and maisonettes. As of March 2026.

1y (index) -2.2%

5y (index) 1.4%

10y (index) 1.9%

Rental Range

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

Low £2,354/mo

Realistic £2,615/mo

Optimistic £2,877/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) 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
2 Bed Flat, Duo Tower, N1	£3,900/mo	2	0.15 miles	OpenRent
3 Bed Flat, Cropley Court, N1	£3,360/mo	3	0.21 miles	OpenRent
1 Bed Flat, Wenlock Street, N1	£2,200/mo	1	0.29 miles	OpenRent

Average rent: £3,153/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.61%

Max investor price (0.8%) £420,000

Target investor price (1%) £336,000

Gross yield 7.3%

Cost-to-rent ratio 13.7×

Monthly cashflow £829/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.2%

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	396
Anti-social behaviour	386
Shoplifting	270
Theft from the person	226
Other theft	161
Public order	124
Drugs	123
Burglary	82
Criminal damage and arson	75
Vehicle crime	61
Robbery	58
Bicycle theft	51
Possession of weapons	14
Other crime	10
Total incidents	2037

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
Shoreditch Park Primary School	Primary	0.2 miles	Outstanding — 9 Jul 2024
Rosemary Works School	Other	0.2 miles	— (No rating)
Rotherfield Primary School	Primary	0.2 miles	Good — 23 May 2014
Thomas Fairchild Community School	Primary	0.2 miles	Good — 13 Nov 2023
Hackney New Primary School	Primary	0.3 miles	Outstanding — 22 Jun 2018

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# GAINSBOROUGH STUDIOS WEST, 1 FLAT 12 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA

## Property details

- Slug: `fbef386` (address key hash: `fbef386b60fda8f232f843f05ad407827247f96a`)
- Postcode: N1 5EA
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Last sold: £551,000 Jan 2026
- Local average: £641,372 (193 sales)
- Street crime: 2037 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £551,000
- Date: 2026-01-23
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £551,000 | Flat | — | £545,484 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-cfed-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| GAINSBOROUGH STUDIOS WEST, 1 FLAT 12 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA | £551,000 | 23/01/2026 | 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 |
|---------|-------|------|------|
| GAINSBOROUGH STUDIOS NORTH, 1 FLAT 24 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EB | £700,000 | 16/01/2026 | Flat |
| 2 FLAT 32 DEVIZES STREET, LONDON, HACKNEY, GREATER LONDON, N1 5DY | £410,000 | 08/01/2026 | Flat |
| 12 FLAT 23 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5DJ | £1,050,000 | 17/12/2025 | Flat |
| GAINSBOROUGH STUDIOS NORTH, 1 FLAT 8 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EB | £705,000 | 05/12/2025 | Flat |
| GAINSBOROUGH STUDIOS WEST, 1 FLAT 26 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA | £865,000 | 05/12/2025 | Flat |
| GAINSBOROUGH STUDIOS NORTH, 1 FLAT 10 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EB | £510,000 | 01/12/2025 | Flat |
| 241 FLAT B NEW NORTH ROAD, LONDON, ISLINGTON, GREATER LONDON, N1 7AT | £332,500 | 26/11/2025 | Flat |
| GAINSBOROUGH STUDIOS SOUTH, 1 FLAT 28 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EE | £583,000 | 25/11/2025 | Flat |
| GAINSBOROUGH STUDIOS WEST, 1 FLAT 14 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA | £900,000 | 21/11/2025 | Flat |
| FLAT B, 237 NEW NORTH ROAD, LONDON, ISLINGTON, GREATER LONDON, N1 7AT | £1,250,000 | 03/02/2025 | Flat |
| 257 BASEMENT FLAT NEW NORTH ROAD, LONDON, ISLINGTON, GREATER LONDON, N1 7AT | £415,000 | 24/11/2023 | Flat |
| 62 FLAT 4 BARING STREET, LONDON, ISLINGTON, GREATER LONDON, N1 3DS | £550,000 | 22/11/2023 | Flat |
| GAINSBOROUGH STUDIOS EAST, 1 FLAT 4 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5ED | £840,000 | 27/10/2023 | Flat |
| GAINSBOROUGH STUDIOS SOUTH, 1 FLAT 51 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EE | £645,000 | 30/05/2023 | Flat |
| BRACKLYN COURT FLAT 29 WIMBOURNE STREET, LONDON, HACKNEY, GREATER LONDON, N1 7EL | £352,500 | 26/05/2023 | Flat |
| GAINSBOROUGH STUDIOS EAST, 1 FLAT 40 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5ED | £570,000 | 23/03/2023 | Flat |
| SAWMILL STUDIOS, 19 FLAT 14 PARR STREET, LONDON, HACKNEY, GREATER LONDON, N1 7GW | £660,000 | 15/03/2023 | Flat |
| GAINSBOROUGH STUDIOS WEST, 1 FLAT 45 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5EA | £750,000 | 23/11/2022 | Flat |
| 12 FLAT 2 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5DJ | £720,000 | 07/11/2022 | Flat |
| GAINSBOROUGH STUDIOS EAST, 1 FLAT 52 POOLE STREET, LONDON, HACKNEY, GREATER LONDON, N1 5ED | £580,000 | 04/11/2022 | Flat |

**Area average:** £669,400 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Cloudesley Road, Islington, London, N1](http://87.117.209.195:8080/listings/6df0238) | £1,250,000 | 2 | Flat | 0.87 mi |

## Capital growth trend

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

- **5y growth:** 11.5%
- **10y growth:** 5.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.2%
- **5y growth (index):** 1.4%
- **10y growth (index):** 1.9%

## Rental Range

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

- **Low:** £2,354/mo
- **Realistic:** £2,615/mo
- **Optimistic:** £2,877/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 |
|------|------|------|------|------|
| 2 Bed Flat, Duo Tower, N1 | £3,900/mo | 2 | 0.15 miles | OpenRent |
| 3 Bed Flat, Cropley Court, N1 | £3,360/mo | 3 | 0.21 miles | OpenRent |
| 1 Bed Flat, Wenlock Street, N1 | £2,200/mo | 1 | 0.29 miles | OpenRent |

**Average rent: £3,153/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £420,000
- **Target investor price (1%):** £336,000

*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 £3,360/mo).*

- **Gross yield:** 7.3%
- **Cost-to-rent:** 13.7×
- **Monthly cashflow:** £829/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.2%

*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 | 396 |
| Anti-social behaviour | 386 |
| Shoplifting | 270 |
| Theft from the person | 226 |
| Other theft | 161 |
| Public order | 124 |
| Drugs | 123 |
| Burglary | 82 |
| Criminal damage and arson | 75 |
| Vehicle crime | 61 |
| Robbery | 58 |
| Bicycle theft | 51 |
| Possession of weapons | 14 |
| Other crime | 10 |
| **Total incidents** | **2037** |

*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 |
|------|------|----------|--------|
| Shoreditch Park Primary School | Primary | 0.2 miles | Outstanding — 9 Jul 2024 |
| Rosemary Works School | Other | 0.2 miles | — (No rating) |
| Rotherfield Primary School | Primary | 0.2 miles | Good — 23 May 2014 |
| Thomas Fairchild Community School | Primary | 0.2 miles | Good — 13 Nov 2023 |
| Hackney New Primary School | Primary | 0.3 miles | Outstanding — 22 Jun 2018 |