# 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 |