# 2 bedroom flat for sale (EC3N 2NU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 604, 1 PEPYS STREET, LONDON, GREATER LONDON EC3N 2NU |
| Price | £680,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 86 m² |
| Last sold | £665,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/08/2028
- **Current heating cost:** £306/year

### Recommendations
- O3 (1,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9588-2032-6218-4058-1974)

## Description

Boasting a fabulous City location and set within a wonderful development with concierge this stylish two bedroom flat offers two good-sized double bedrooms, two bathrooms and a lovely bright reception room.

Pepys Street boasts an enviable City location moments from the River Thames, Tower Bridge and the Tower of London. The beautiful St Katharine Docks is also nearby and offer plenty of amenities. 

Please use the reference CHPK1196401 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/163963781/603858)
- ![Photo](/listings/photos/163963781/603859)
- ![Photo](/listings/photos/163963781/603860)
- ![Photo](/listings/photos/163963781/603861)
- ![Photo](/listings/photos/163963781/603862)
- ![Photo](/listings/photos/163963781/603863)
- ![Photo](/listings/photos/163963781/603864)
- ![Photo](/listings/photos/163963781/603865)
- ![Photo](/listings/photos/163963781/603866)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/163963781/603867) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/163963781/603868) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/163963781/603887) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 FLAT 604 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £665,000 | 20/02/2026 | Flat |
| 1 FLAT 604 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £540,000 | 08/06/2009 | 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 |
|---------|-------|------|------|
| [Same street] 1 FLAT 603 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £520,000 | 12/02/2026 | Flat |
| [Same street] 1 FLAT 502 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £482,500 | 26/01/2026 | Flat |
| [Same street] 1 FLAT 111 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £487,500 | 10/11/2023 | Flat |
| [Same street] 1 FLAT 504 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £737,500 | 21/10/2022 | Flat |
| [Same street] 1 FLAT 508 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £535,000 | 22/07/2022 | Flat |
| [Same street] 1 FLAT 408 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £550,000 | 01/04/2022 | Flat |
| [Same street] 1 FLAT G08 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £725,000 | 28/02/2022 | Flat |
| [Same street] 1 FLAT 308 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £530,000 | 30/06/2021 | Flat |

**Street average:** £570,938 (8 sales)

## Price vs local average

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

- **Local average:** £555,833 (3 Flat, EC3N, 2024–2026)
- **Deviation:** +22.3%

## Rental Range

*ONS Price Index of Private Rents (London). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,061/mo
- **Realistic:** £2,290/mo
- **Optimistic:** £2,519/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/mo

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £286,250
- **Target investor price (1%):** £229,000

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £7,907/m²

## House Price Index (HM Land Registry)

*Official index for City of London; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -20.3%
- **5y growth (index):** -14.6%
- **10y growth (index):** -24.3%

## 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)