# 2 bedroom flat for sale (E5 9RE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 36, LOCKWOOD HOUSE, HARRY ZEITAL WAY, LONDON, GREATER LONDON E5 9RE |
| Price | £390,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 56 m² |
| Last sold | £385,000 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 17/10/2029
- **Current heating cost:** £170/year

### Recommendations
- L2 (1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9469-2808-7105-9691-9151)

## Description

**OFFERED CHAIN FREE**

John D Wood & Co are delighted to offer this 2 bedroom 2 bathroom apartment with SECURE PARKING located within the sought after Lockwood House development, E5. Offered CHAIN FREE the accommodation is located on the 4th floor and consists of an open plan living room with Juliette balcony, a main double bedroom with en-suite shower room, a second smaller double bedroom and a family bathroom.

Lockwood House is situated close to a host of pubs, bars and restaurants as well as offering scenic walks to Hackney Wick, Lee Valley and the Olympic Park.

## Property Photos

- ![Exterior](/listings/photos/146964818/1619549) - Exterior
- ![Reception Room](/listings/photos/146964818/1619550) - Reception Room
- ![Kitchen](/listings/photos/146964818/1619551) - Kitchen
- ![Reception Room](/listings/photos/146964818/1619552) - Reception Room
- ![Reception Room](/listings/photos/146964818/1619553) - Reception Room
- ![Bedroom](/listings/photos/146964818/1619554) - Bedroom
- ![Bathroom](/listings/photos/146964818/1619555) - Bathroom
- ![Bedroom](/listings/photos/146964818/1619556) - Bedroom
- ![Bathroom](/listings/photos/146964818/1619557) - Bathroom
- ![Bedroom](/listings/photos/146964818/1619558) - Bedroom
- ![Bathroom](/listings/photos/146964818/1619559) - Bathroom
- ![Exterior](/listings/photos/146964818/1619560) - Exterior

## Floorplans

- ![Picture No. 02](/listings/photos/146964818/1619561) - Picture No. 02

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/146964818/1619562) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| LOCKWOOD HOUSE FLAT 36 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RE | £385,000 | 07/02/2025 | Flat |
| LOCKWOOD HOUSE FLAT 36 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RE | £230,350 | 09/04/2009 | 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 |
|---------|-------|------|------|
| 193 RIVERSIDE CLOSE, LONDON, HACKNEY, GREATER LONDON, E5 9SU | £325,000 | 12/12/2025 | Flat |
| BRAMBLE COURT FLAT 3 WOODMILL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9GF | £485,000 | 04/12/2025 | Flat |
| FENLAND HOUSE FLAT 41 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RP | £450,000 | 28/11/2025 | Flat |
| MILL COURT, 4 1 ESSEX WHARF, LONDON, WALTHAM FOREST, GREATER LONDON, E5 9RZ | £361,000 | 12/12/2023 | Flat |
| [Same street] LOCKWOOD HOUSE FLAT 41 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RE | £425,000 | 08/12/2023 | Flat |
| [Same street] LOCKWOOD HOUSE FLAT 49 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RE | £468,000 | 30/11/2023 | Flat |
| DOCKSIDE COURT FLAT 14 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RR | £416,000 | 21/11/2023 | Flat |
| WATERFRONT HOUSE FLAT 56 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RQ | £280,000 | 16/11/2023 | Flat |
| WATERFRONT HOUSE FLAT 23 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RQ | £540,000 | 03/11/2023 | Flat |
| BLACKBERRY COURT FLAT 12 WOODMILL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9GE | £328,000 | 26/10/2023 | Flat |
| 15 OULTON CLOSE, LONDON, HACKNEY, GREATER LONDON, E5 9PQ | £530,000 | 23/10/2023 | Flat |
| LIMEHOUSE LODGE FLAT 55 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RN | £475,000 | 20/10/2023 | Flat |
| LIMEHOUSE LODGE FLAT 16 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RN | £270,000 | 19/10/2023 | Flat |
| 146 RIVERSIDE CLOSE, LONDON, HACKNEY, GREATER LONDON, E5 9ST | £325,000 | 12/10/2023 | Flat |
| BRAMBLE COURT FLAT 14 WOODMILL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9GF | £437,533 | 02/10/2023 | Flat |
| WATERFRONT HOUSE FLAT 51 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RQ | £340,000 | 29/09/2023 | Flat |
| 102 RIVERSIDE CLOSE, LONDON, HACKNEY, GREATER LONDON, E5 9SS | £381,000 | 22/09/2023 | Flat |
| FENLAND HOUSE FLAT 13 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RP | £300,000 | 22/09/2023 | Flat |
| ELDER COURT FLAT 11 WOODMILL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9GG | £450,000 | 13/09/2023 | Flat |
| MILL COURT, 4 14 ESSEX WHARF, LONDON, WALTHAM FOREST, GREATER LONDON, E5 9RZ | £550,000 | 06/09/2023 | Flat |
| LIMEHOUSE LODGE FLAT 21 HARRY ZEITAL WAY, LONDON, HACKNEY, GREATER LONDON, E5 9RN | £325,000 | 17/07/2023 | Flat |
| WALNUT COURT FLAT 4 WOODMILL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9GX | £312,000 | 16/05/2023 | Flat |

**Street average:** £446,500 (2 sales)
**Area average:** £394,027 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £497,334 (59 Flat, E5, 2024–2026)
- **Deviation:** -21.6%

## 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).*

- **LHA floor (this property size):** £947/mo

## 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, Aster Court, E5 | £2,300/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Mount Pleasant Lane, E5 | £2,195/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,248/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £281,000
- **Target investor price (1%):** £224,800

*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 £2,248/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £462/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.9%

*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).*

## Price per Square Metre

- **£/m²:** £6,964/m²

## Capital growth trend

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

- **5y growth:** 36.4%
- **10y growth:** 13.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 4.4%
- **10y growth (index):** 8.2%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)