For sale Terraced

18 BRAEMAR ROAD

LONDON, GREATER LONDON E13 8EH

3 beds 1 baths 947 sq ft Listed 18 Nov 2025 (-256d)

£400,000

Offers in Excess of

Reduced on 1 Apr 2026

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# 3 bedroom terraced house for sale (E13 8EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 BRAEMAR ROAD, LONDON, GREATER LONDON E13 8EH |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 88 m² |
| Last sold | £94,995 Dec 1999 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 13/04/2035
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/0390-2334-2240-2495-1131)

## Description

Situated in a vibrant area with excellent public transport links, this house is just a short distance from Canning Town Underground Station, which offers fast and direct services to central London via the Jubilee and DLR—making a commute to the City typically take around 20 minutes. There are several bus routes in close proximity, providing convenient connections across East London.

Families will appreciate the selection of nearby schools, including Plaistow Primary School and New City Primary School, both within easy walking distance. The local amenities are plentiful, with Green Street just a stroll away, boasting a variety of shops, supermarkets, and international cafés where you can enjoy local flavours. Recreation options such as Plaistow Park and West Ham Park provide green space for outdoor activities and relaxation.

Although the property needs modernising, its location and layout offer a solid base for a buyer wishing to add their own touch. This house is great for first time buyers looking to settle in a well-connected London community, or for investors aiming to make the most of the local rental demand.

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

PLA220119/2

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/169461713/1315850) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/169461713/1315852) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3629717
- **Address:** 18 Braemar Road, LONDON, E13 8EH
- **Certificate Issued:** 17/04/2006
- **Work Completed:** 20/12/2005
- **Items:** 7 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 BRAEMAR ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EH | £94,995 | 17/12/1999 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 109 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EP | £380,000 | 15/12/2023 | Terraced |
| 200 NEWHAVEN LANE, LONDON, NEWHAM, GREATER LONDON, E16 4DR | £450,000 | 28/11/2023 | Terraced |
| 32 MAYFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EJ | £302,500 | 19/10/2023 | Terraced |
| 90 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8ER | £400,000 | 17/10/2023 | Terraced |
| [Same street] 73 BRAEMAR ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EH | £410,000 | 09/08/2023 | Terraced |
| 35 ALEXANDRA STREET, LONDON, NEWHAM, GREATER LONDON, E16 4DL | £490,000 | 31/05/2023 | Terraced |
| [Same street] 73 BRAEMAR ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EH | £306,000 | 08/03/2023 | Terraced |
| 12 CHARGEABLE LANE, LONDON, NEWHAM, GREATER LONDON, E13 8DF | £570,000 | 12/01/2023 | Terraced |
| 150 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8ER | £280,000 | 01/12/2022 | Terraced |
| 15 CHARGEABLE LANE, LONDON, NEWHAM, GREATER LONDON, E13 8DF | £425,000 | 07/10/2022 | Terraced |
| 22 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8ET | £425,000 | 18/08/2022 | Terraced |
| 110 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8ER | £335,000 | 16/08/2022 | Terraced |
| 19 FISHER STREET, LONDON, NEWHAM, GREATER LONDON, E16 4DS | £250,000 | 05/08/2022 | Terraced |
| 137 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EP | £467,000 | 04/05/2022 | Terraced |
| 53 ALEXANDRA STREET, LONDON, NEWHAM, GREATER LONDON, E16 4DL | £446,000 | 19/04/2022 | Terraced |
| MAKKI HOUSE, 42 CHARGEABLE STREET, LONDON, NEWHAM, GREATER LONDON, E16 4JZ | £427,500 | 15/03/2022 | Terraced |
| 38 GARFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EN | £330,000 | 01/02/2022 | Terraced |
| 17 FISHER STREET, LONDON, NEWHAM, GREATER LONDON, E16 4DS | £499,995 | 21/12/2021 | Terraced |
| 104 TRINITY GARDENS, LONDON, NEWHAM, GREATER LONDON, E16 4QB | £322,500 | 13/09/2021 | Terraced |
| 47 CHARGEABLE STREET, LONDON, NEWHAM, GREATER LONDON, E16 4JZ | £487,000 | 01/09/2021 | Terraced |

**Street average:** £358,000 (2 sales)
**Area average:** £404,861 (18 sales)

## Price vs local average

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

- **Local average:** £450,844 (32 Terraced, E13, 2024–2026)
- **Deviation:** -11.3%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| 3 Bed Flat, Ling Road, E16 | £2,200/mo | 3 | 0.22 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £380/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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:** £4,545/m²

## Capital growth trend

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

- **5y growth:** 20.8%
- **10y growth:** 23.2%

## 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%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

88 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£94,995 Dec 1999

Price per m²

£4,545/m²

Local average

£450,844 (-11.3%)

Deprivation

Decile 2 (5,872 of 33,755)

Street crime

1126 incidents within 1 mile (May 2026)

Key features

Three double bedrooms
Through lounge reception room
Spacious practical kitchen
Strong rental investment potential
Excellent public transport links
Walking distance to good schools
Close to shops and supermarkets
Near local parks and green spaces

Description

This three bedroom terraced house, offered for sale in the heart of Plaistow E13, presents a strong opportunity for first-time buyers and investors. The property features a through lounge reception room, a good size and practical kitchen, and a bathroom conveniently located on the first floor. Each of the three bedrooms is a double, offering plenty of space for family living or for maximising rental potential.

Situated in a vibrant area with excellent public transport links, this house is just a short distance from Canning Town Underground Station, which offers fast and direct services to central London via the Jubilee and DLR—making a commute to the City typically take around 20 minutes. There are several bus routes in close proximity, providing convenient connections across East London.

Families will appreciate the selection of nearby schools, including Plaistow Primary School and New City Primary School, both within easy walking distance. The local amenities are plentiful, with Green Street just a stroll away, boasting a variety of shops, supermarkets, and international cafés where you can enjoy local flavours. Recreation options such as Plaistow Park and West Ham Park provide green space for outdoor activities and relaxation.

Although the property needs modernising, its location and layout offer a solid base for a buyer wishing to add their own touch. This house is great for first time buyers looking to settle in a well-connected London community, or for investors aiming to make the most of the local rental demand.

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

PLA220119/2

Listed by

Plaistow

Move South Limited - LSL Franchise

Reference: 169461713

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 14/04/2025

Expiry date: 13/04/2035

Est. upgrade cost to C: £19,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3629717

Property Details

Street: 18 Braemar Road

Town: LONDON

Postcode: E13 8EH

Installation Details

Items: 7 windows and 2 doors

Certificate Issued: 17/04/2006

Work Completed: 20/12/2005

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Listed for sale	—	£400,000	+321.1%
Sold	17/12/1999 (26 years ago)	£94,995	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
109 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EP	£380,000	15/12/2023	Terraced
200 NEWHAVEN LANE, LONDON, NEWHAM, GREATER LONDON, E16 4DR	£450,000	28/11/2023	Terraced
32 MAYFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EJ	£302,500	19/10/2023	Terraced
90 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8ER	£400,000	17/10/2023	Terraced
Same street 73 BRAEMAR ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EH	£410,000	09/08/2023	Terraced
35 ALEXANDRA STREET, LONDON, NEWHAM, GREATER LONDON, E16 4DL	£490,000	31/05/2023	Terraced
Same street 73 BRAEMAR ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EH	£306,000	08/03/2023	Terraced
12 CHARGEABLE LANE, LONDON, NEWHAM, GREATER LONDON, E13 8DF	£570,000	12/01/2023	Terraced
150 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8ER	£280,000	01/12/2022	Terraced
15 CHARGEABLE LANE, LONDON, NEWHAM, GREATER LONDON, E13 8DF	£425,000	07/10/2022	Terraced
22 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8ET	£425,000	18/08/2022	Terraced
110 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8ER	£335,000	16/08/2022	Terraced
19 FISHER STREET, LONDON, NEWHAM, GREATER LONDON, E16 4DS	£250,000	05/08/2022	Terraced
137 CROYDON ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EP	£467,000	04/05/2022	Terraced
53 ALEXANDRA STREET, LONDON, NEWHAM, GREATER LONDON, E16 4DL	£446,000	19/04/2022	Terraced
MAKKI HOUSE, 42 CHARGEABLE STREET, LONDON, NEWHAM, GREATER LONDON, E16 4JZ	£427,500	15/03/2022	Terraced
38 GARFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E13 8EN	£330,000	01/02/2022	Terraced
17 FISHER STREET, LONDON, NEWHAM, GREATER LONDON, E16 4DS	£499,995	21/12/2021	Terraced
104 TRINITY GARDENS, LONDON, NEWHAM, GREATER LONDON, E16 4QB	£322,500	13/09/2021	Terraced
47 CHARGEABLE STREET, LONDON, NEWHAM, GREATER LONDON, E16 4JZ	£487,000	01/09/2021	Terraced

Street average: £358,000 (2 sales)

Area average: £404,861 (18 sales)

Capital growth trend

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

5y growth 20.8%

10y growth 23.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Newham. Series: Terraced. As of April 2026.

1y (index) -1.2%

5y (index) 3.3%

10y (index) 23%

Rental Range

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

Low £1,735/mo

Realistic £1,928/mo

Optimistic £2,121/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E13 8EH

Nearby

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

Type	Name	Distance
Shop	Unknown	0.0 miles
Shop	Damla Supermarket	0.1 miles
Bus stop	Rokeby School	0.1 miles
Bus stop	Croydon Road	0.1 miles
Train station	Star Lane	0.5 miles
Train station	Canning Town	0.6 miles
Hospital	A&E Department	0.8 miles
Hospital	Rainbow Ward	0.8 miles
University	Arden University Stratford Campus	1.9 miles
University	University of Greenwich	2.8 miles

Street-level crime

Category	Count
Violence and sexual offences	287
Anti-social behaviour	225
Vehicle crime	149
Shoplifting	111
Other theft	96
Public order	64
Theft from the person	61
Burglary	36
Drugs	34
Robbery	33
Other crime	11
Possession of weapons	10
Bicycle theft	8
Criminal damage and arson	1
Total incidents	1126

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Rokeby School	Secondary	0.1 miles	Good — 6 Dec 2013
St Helen's Catholic Primary School	Primary	0.2 miles	Outstanding — 29 Jan 2023
Ravenscroft Primary School	Primary	0.3 miles	Good — 2 Jul 2013
Grange Primary School	Primary	0.3 miles	Good — 6 Feb 2023
Keir Hardie Primary School	Primary	0.3 miles	Outstanding — 2 May 2024

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, Ling Road, E16	£2,200/mo	3	0.22 miles	OpenRent

Average rent: £2,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 6.6%

Cost-to-rent ratio 15.2×

Monthly cashflow £380/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.9%

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).

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