# 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 - **Current heating cost:** £797/year - **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 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 ## Property Photos - ![01](/listings/photos/169461713/1315836) - 01 - ![02](/listings/photos/169461713/1315837) - 02 - ![03](/listings/photos/169461713/1315838) - 03 - ![04](/listings/photos/169461713/1315840) - 04 - ![05](/listings/photos/169461713/1315841) - 05 - ![06](/listings/photos/169461713/1315842) - 06 - ![07](/listings/photos/169461713/1315843) - 07 - ![08](/listings/photos/169461713/1315844) - 08 - ![09](/listings/photos/169461713/1315845) - 09 - ![10](/listings/photos/169461713/1315846) - 10 - ![11](/listings/photos/169461713/1315848) - 11 ## 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 Maisonette, Kildare Road, E16 | £2,200/mo | 3 | 0.22 miles | OpenRent | | 3 Bed Terraced House, Gerald Road, E16 | £2,600/mo | 3 | 0.28 miles | OpenRent | | 3 Bed Terraced House, Desford Road, E16 | £2,500/mo | 3 | 0.29 miles | OpenRent | **Average rent: £2,433/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.63% (weak for cashflow) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 7.5% - **Cost-to-rent:** 13.3× - **Monthly cashflow:** £650/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 6.7% *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)