# 2 bedroom flat for sale (E5 0EX) ## Property Details | Key | Value | |-----|-------| | Address | FLAT B CAVENDISH HOUSE, 120 RUSHMORE ROAD, LONDON, GREATER LONDON E5 0EX | | Price | £650,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Last sold | £685,000 Apr 2026 | ## Description This charming duplex garden flat occupies the raised and first floors of this imposing Victorian house. Beautifully presented with much thought given to space and light, a host of delightful features include sash windows, cork flooring and a feature fireplace. The property is composed of a delightful bay fronted living/entertaining space, a bright kitchen/diner with direct access to a private section of garden. Two double bedrooms and a bathroom. Situated in this premier street, with vibrant Chatsworth Road, a host of transport links and the leafy green spaces of Millfields Park close by. Further benefitting from a Share of the Freehold. ## Property Photos - ![Exterior](/listings/photos/169461419/1747179) - Exterior - ![Living Room](/listings/photos/169461419/1747180) - Living Room - ![Kitchen/Diner](/listings/photos/169461419/1747181) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/169461419/1747182) - Kitchen/Diner - ![Bedroom 1](/listings/photos/169461419/1747183) - Bedroom 1 - ![Garden](/listings/photos/169461419/1747184) - Garden - ![Living Room](/listings/photos/169461419/1747185) - Living Room - ![Living Room](/listings/photos/169461419/1747186) - Living Room - ![Living Room](/listings/photos/169461419/1747187) - Living Room - ![Living Room](/listings/photos/169461419/1747188) - Living Room - ![Living Room](/listings/photos/169461419/1747189) - Living Room - ![Living Room](/listings/photos/169461419/1747190) - Living Room - ![Kitchen](/listings/photos/169461419/1747191) - Kitchen - ![Kitchen](/listings/photos/169461419/1747192) - Kitchen - ![Kitchen/Diner](/listings/photos/169461419/1747193) - Kitchen/Diner - ![Bedroom 1](/listings/photos/169461419/1747194) - Bedroom 1 - ![Bedroom 1](/listings/photos/169461419/1747195) - Bedroom 1 - ![Bedroom 1](/listings/photos/169461419/1747196) - Bedroom 1 - ![Bedroom 1](/listings/photos/169461419/1747197) - Bedroom 1 - ![Bedroom 1](/listings/photos/169461419/1747198) - Bedroom 1 - ![Bedroom 2](/listings/photos/169461419/1747199) - Bedroom 2 - ![Bedroom 2](/listings/photos/169461419/1747200) - Bedroom 2 - ![Bedroom 2](/listings/photos/169461419/1747201) - Bedroom 2 - ![Bedroom 2](/listings/photos/169461419/1747202) - Bedroom 2 - ![Bathroom](/listings/photos/169461419/1747203) - Bathroom - ![Bathroom](/listings/photos/169461419/1747204) - Bathroom - ![Landing](/listings/photos/169461419/1747205) - Landing - ![Landing](/listings/photos/169461419/1747206) - Landing - ![Landing](/listings/photos/169461419/1747207) - Landing - ![Landing](/listings/photos/169461419/1747208) - Landing - ![Garden](/listings/photos/169461419/1747209) - Garden ## Floorplans - ![Floorplan](/listings/photos/169461419/1747210) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/169461419/1747211) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 120 FLAT B CAVENDISH HOUSE RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £685,000 | 20/04/2026 | Flat | | 120 FLAT B CAVENDISH HOUSE RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £500,000 | 17/10/2019 | 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 | |---------|-------|------|------| | 3 FLAT 2 CLIFDEN ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LL | £600,000 | 08/12/2025 | Flat | | 44 FLAT 2 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £415,000 | 02/12/2025 | Flat | | 53 ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LF | £725,000 | 28/11/2025 | Flat | | 68 ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LF | £622,000 | 21/11/2025 | Flat | | [Same street] 64 RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £1,277,011 | 15/08/2025 | Terraced | | [Same street] 58A RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £600,000 | 28/03/2025 | Flat | | [Same street] 67 RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £1,515,000 | 03/02/2025 | Terraced | | 45 FLAT A CHATSWORTH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LH | £368,000 | 13/12/2023 | Flat | | 16A DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £400,000 | 01/12/2023 | Flat | | 57 MAYOLA ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0RE | £912,500 | 30/11/2023 | Flat | | [Same street] 98 RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £1,025,000 | 14/11/2023 | Terraced | | 19B DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NF | £635,000 | 20/10/2023 | Flat | | 80A POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £590,000 | 06/10/2023 | Flat | | 68B POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £835,000 | 15/09/2023 | Flat | | 101A POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PT | £725,000 | 05/05/2023 | Flat | | FLAT 3, 3 GLENARM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LY | £340,000 | 03/04/2023 | Flat | | 74 FLAT 3 GLENARM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LZ | £555,250 | 20/03/2023 | Flat | | 46 POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £420,000 | 28/02/2023 | Flat | | 123 FLAT B POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PT | £525,000 | 20/12/2022 | Flat | | 97A ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LE | £596,000 | 08/12/2022 | Flat | | 18 ALMACK ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0RL | £450,000 | 02/12/2022 | Flat | | 65 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NF | £360,000 | 29/11/2022 | Flat | | 79B ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LE | £630,000 | 21/11/2022 | Flat | | 21 FLAT 3 CHATSWORTH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0FF | £335,000 | 18/11/2022 | Flat | | [Same street] 79A RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £775,000 | 26/10/2022 | Flat | **Street average:** £1,038,402 (5 sales) **Area average:** £551,938 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £498,159 (61 Flat, E5, 2024–2026) - **Deviation:** +30.5% ## 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, Clapton, E5 | £2,625/mo | 2 | 0.29 miles | OpenRent | **Average rent: £2,625/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £328,125 - **Target investor price (1%):** £262,500 *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 £2,625/mo).* - **Gross yield:** 4.8% - **Cost-to-rent:** 20.6× - **Monthly cashflow:** £-222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.4% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 28.2% - **10y growth:** 18.9% ## House Price Index (HM Land Registry) *Official index for Hackney; Flats and maisonettes series; as of May 2026.* - **1y growth (index):** -0.6% - **5y growth (index):** 5.8% - **10y growth (index):** 11.4% ## 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)