Sold STC Terraced

51 SHAKESPEARE CRESCENT

LONDON, GREATER LONDON E12 6LL

3 beds 2 baths 980 sq ft Listed 12 Apr 2017 (-3330d)

£389,950

Offers Over

Save

# 3 bedroom terraced house for sale (E12 6LL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 51 SHAKESPEARE CRESCENT, LONDON, GREATER LONDON E12 6LL |
| Price | £389,950 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 91 m² |
| Last sold | £386,000 Dec 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Current heating cost:** £966/year

### Recommendations
- Q (14,000)
- W2 (6,000)
- G (450)
- I (3,000)
- T2 (900)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0546-2852-7944-9723-8161)

## Description

**Entrance:**

Via own front door leading onto Hallway with laminated flooring as laid.

**Reception One:** 4.67m x 3.60m

Double glazed window, Radiator, Power Points, Laminated flooring as laid.

**Reception Two:** 3.56m x 3.30m

Radiator, Power Points, Carpet as laid. Doors leading to kitchen.

**Kitchen:** 7.20m x 3.30m narrowing into 2.20m

Double glazed window to side, Fitted with matching range of base and eye level units with drawers and work top space, Stainless steel sink with drainer and mixer tap, Four ring gas hob with oven, Space for fridge freezer, Space for washing machine, Power points, Laminated flooring as laid.

**Ground Floor Shower room:**

Shower cubicle, Hand wash basin, Low level WC.

**Landing:**

**First Floor Bathroom:** 2.20m x 2.00m

Double glazed window, Three piece bathroom suite with corner bath tub, Hand wash basin, Radiator, Low Level WC, Tiled walls, Vinyl as laid.

**Bedroom One:** 3.80m x 2.90m

Double glazed window, Radiator, Power points, Laminated flooring as laid.

**Bedroom Two:** 3.30m x 3.50m

Double glazed window, Radiator, Power points, Laminated flooring as laid.

**Bedroom Three:** 2.60m x 1.80m

Double glazed window, Radiator, Power points, Laminated flooring as laid.

## Property Photos

- ![Main Picture](/listings/photos/47876349/446435) - Main Picture
- ![Reception One:](/listings/photos/47876349/446436) - Reception One:
- ![Reception Two:](/listings/photos/47876349/446439) - Reception Two:
- ![Kitchen:](/listings/photos/47876349/446441) - Kitchen:
- ![First Floor](/listings/photos/47876349/446442) - First Floor
- ![Bedroom One:](/listings/photos/47876349/446444) - Bedroom One:
- ![Bedroom Two:](/listings/photos/47876349/446446) - Bedroom Two:
- ![Bedroom Three:](/listings/photos/47876349/446448) - Bedroom Three:
- ![Rear Garden:](/listings/photos/47876349/446451) - Rear Garden:
- ![Photo](/listings/photos/47876349/446454)
- ![Photo](/listings/photos/47876349/446456)

## Floorplans

- ![Floorplan 1](/listings/photos/47876349/446459) - Floorplan 1

## FENSA Certificates

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

### FENSA Certificate #12955480
- **Address:** 51 Shakespeare Crescent, LONDON, E12 6LL
- **Certificate Issued:** 28/05/2018
- **Work Completed:** 11/04/2018
- **Items:** 10 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 51 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £386,000 | 21/12/2017 | 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 |
|---------|-------|------|------|
| 152 BYRON AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NH | £500,000 | 19/09/2025 | Terraced |
| 181 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6PA | £540,000 | 23/06/2025 | Terraced |
| 159 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LW | £567,500 | 14/03/2025 | Terraced |
| 100 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LP | £453,500 | 14/11/2023 | Terraced |
| 161 RUSKIN AVENUE, LONDON, NEWHAM, GREATER LONDON, E12 6PP | £397,000 | 06/07/2023 | Terraced |
| 145 BURGES ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2BL | £435,000 | 12/04/2023 | Terraced |
| 85 LEIGH ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AR | £467,000 | 11/11/2022 | Terraced |
| 156 BYRON AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NH | £562,000 | 11/11/2022 | Terraced |
| 22 STEVENAGE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AX | £460,000 | 04/11/2022 | Terraced |
| 206 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6NX | £245,233 | 14/10/2022 | Terraced |
| 163 BURGES ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2BL | £590,000 | 12/10/2022 | Terraced |
| 3 STEVENAGE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AU | £450,000 | 11/10/2022 | Terraced |
| [Same street] 11 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £550,000 | 30/09/2022 | Terraced |
| 168 ALTMORE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 2AE | £560,000 | 22/09/2022 | Terraced |
| [Same street] 59 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £485,000 | 19/08/2022 | Terraced |
| 164 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6NB | £530,000 | 12/08/2022 | Terraced |
| 46 NORTHFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AJ | £472,000 | 15/07/2022 | Terraced |
| 7 LEIGH ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AR | £395,000 | 12/07/2022 | Terraced |
| 53 ASHFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AP | £315,000 | 11/07/2022 | Terraced |
| 12 ASHFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AW | £750,000 | 05/07/2022 | Terraced |
| 35 NORTHFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AJ | £404,000 | 21/06/2022 | Terraced |
| 227 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6NU | £250,000 | 14/06/2022 | Terraced |
| [Same street] 41 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £410,000 | 04/05/2022 | Terraced |
| [Same street] 45 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £490,000 | 29/04/2022 | Terraced |
| [Same street] 41 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £405,000 | 18/03/2022 | Terraced |
| [Same street] 65 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £440,000 | 30/06/2021 | Terraced |
| [Same street] 73 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £540,000 | 25/06/2021 | Terraced |
| [Same street] 25 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £475,000 | 17/06/2021 | Terraced |
| [Same street] 31 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £485,000 | 10/06/2021 | Terraced |

**Street average:** £475,556 (9 sales)
**Area average:** £467,162 (20 sales)

## Price vs local average

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

- **Local average:** £517,036 (28 Terraced, E12, 2024–2026)
- **Deviation:** -24.6%

## Rental Range

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

- **Low:** £1,726/mo
- **Realistic:** £1,918/mo
- **Optimistic:** £2,110/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £773/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 Terraced House, Byron Avenue, E12 | £3,200/mo | 3 | 0.14 miles | OpenRent |

**Average rent: £3,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.82% (okay)
- **Max investor price (0.8%):** £400,000
- **Target investor price (1%):** £320,000

*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 £3,200/mo).*

- **Gross yield:** 9.8%
- **Cost-to-rent:** 10.2×
- **Monthly cashflow:** £1,319/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14%

*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:** £4,285/m²

## Capital growth trend

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

- **5y growth:** 11.7%
- **10y growth:** 74.2%

## House Price Index (HM Land Registry)

*Official index for Newham; Terraced series; as of February 2026.*

- **1y growth (index):** -6.8%
- **5y growth (index):** -0.3%
- **10y growth (index):** 22.9%

## 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)

Main Picture Reception One: Reception Two: Kitchen: First Floor Bedroom One: Bedroom Two: Bedroom Three: Rear Garden: Photo 10 Photo 11

/ 11

Property details

Tenure

FREEHOLD

Floor area

91 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£386,000 Dec 2017

Price per m²

£4,285/m²

Local average

£517,036 (-24.6%)

Deprivation

Decile 3 (9,479 of 33,755)

Street crime

1363 incidents within 1 mile (Mar 2026)

Key features

Mid Terraced House
Three Bedrooms
Two Receptions
Fitted Kitchen
First Floor 3pc Bathroom Suite
Ground Floor Shower Room
Gas Central Heating (untested)
Off Street Parking
Walking distance to East Ham Station
Viewings advised

Additional details

Parking: Yes

Description

MORGAN KNIGHTS are pleased to offer for sale this MID TERRACED HOUSE situated in this sought after residential location, within walking distance of EAST HAM STATION. Property does require works but once works are completed, this can be a lovely FAMILY HOME. Comprising of: THREE BEDROOMS, Fitted Kitchen, TWO RECEPTIONS, Ground floor SHOWER ROOM, First floor 3pc BATHROOM SUITE, added benefit of OFF STREET PARKING and no onward chain, this is a fabulous long term investment opportunity. Viewings advised.

Entrance:
Via own front door leading onto Hallway with laminated flooring as laid.

Reception One: 4.67m x 3.60m
Double glazed window, Radiator, Power Points, Laminated flooring as laid.

Reception Two: 3.56m x 3.30m
Radiator, Power Points, Carpet as laid. Doors leading to kitchen.

Kitchen: 7.20m x 3.30m narrowing into 2.20m
Double glazed window to side, Fitted with matching range of base and eye level units with drawers and work top space, Stainless steel sink with drainer and mixer tap, Four ring gas hob with oven, Space for fridge freezer, Space for washing machine, Power points, Laminated flooring as laid.

Ground Floor Shower room:
Shower cubicle, Hand wash basin, Low level WC.

Landing:
First Floor Bathroom: 2.20m x 2.00m
Double glazed window, Three piece bathroom suite with corner bath tub, Hand wash basin, Radiator, Low Level WC, Tiled walls, Vinyl as laid.

Bedroom One: 3.80m x 2.90m
Double glazed window, Radiator, Power points, Laminated flooring as laid.

Bedroom Two: 3.30m x 3.50m
Double glazed window, Radiator, Power points, Laminated flooring as laid.

Bedroom Three: 2.60m x 1.80m
Double glazed window, Radiator, Power points, Laminated flooring as laid.

Listed by

East Ham

Morgan Knights Real Estate Limited

Reference: 47876349

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 22/04/2017

Current heating cost: £966/year

Potential heating cost: £567/year

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

Recommendations

50 mm internal or external wall insulation (14,000)
Floor insulation (solid floor) (6,000)
Upgrade heating controls (450)
Replace boiler with new condensing boiler (3,000)
Flue gas heat recovery in conjunction with boiler (900)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

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

FENSA Certificate #12955480

Property Details

Street: 51 Shakespeare Crescent

Town: LONDON

Postcode: E12 6LL

Installation Details

Items: 10 windows and 2 doors

Certificate Issued: 28/05/2018

Work Completed: 11/04/2018

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
Sold	21/12/2017 (8 years ago)	£386,000	—

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
152 BYRON AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NH	£500,000	19/09/2025	Terraced
181 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6PA	£540,000	23/06/2025	Terraced
159 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LW	£567,500	14/03/2025	Terraced
100 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LP	£453,500	14/11/2023	Terraced
161 RUSKIN AVENUE, LONDON, NEWHAM, GREATER LONDON, E12 6PP	£397,000	06/07/2023	Terraced
145 BURGES ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2BL	£435,000	12/04/2023	Terraced
85 LEIGH ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AR	£467,000	11/11/2022	Terraced
156 BYRON AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NH	£562,000	11/11/2022	Terraced
22 STEVENAGE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AX	£460,000	04/11/2022	Terraced
206 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6NX	£245,233	14/10/2022	Terraced
163 BURGES ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2BL	£590,000	12/10/2022	Terraced
3 STEVENAGE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AU	£450,000	11/10/2022	Terraced
Same street 11 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£550,000	30/09/2022	Terraced
168 ALTMORE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 2AE	£560,000	22/09/2022	Terraced
Same street 59 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£485,000	19/08/2022	Terraced
164 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6NB	£530,000	12/08/2022	Terraced
46 NORTHFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AJ	£472,000	15/07/2022	Terraced
7 LEIGH ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AR	£395,000	12/07/2022	Terraced
53 ASHFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AP	£315,000	11/07/2022	Terraced
12 ASHFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AW	£750,000	05/07/2022	Terraced
35 NORTHFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AJ	£404,000	21/06/2022	Terraced
227 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6NU	£250,000	14/06/2022	Terraced
Same street 41 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£410,000	04/05/2022	Terraced
Same street 45 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£490,000	29/04/2022	Terraced
Same street 41 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£405,000	18/03/2022	Terraced
Same street 65 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£440,000	30/06/2021	Terraced
Same street 73 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£540,000	25/06/2021	Terraced
Same street 25 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£475,000	17/06/2021	Terraced
Same street 31 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£485,000	10/06/2021	Terraced

Street average: £475,556 (9 sales)

Area average: £467,162 (20 sales)

Capital growth trend

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

5y growth 11.7%

10y growth 74.2%

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

1y (index) -6.8%

5y (index) -0.3%

10y (index) 22.9%

Rental Range

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

Low £1,726/mo

Realistic £1,918/mo

Optimistic £2,110/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Kings Lynn: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E12 6LL

Nearby

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

Type	Name	Distance
Bus stop	Browning Road	0.2 miles
Shop	Dilka Express	0.2 miles
Shop	Khan Halal Meat	0.2 miles
Train station	East Ham	0.3 miles
Train station	Woodgrange Park	0.8 miles
Hospital	Neonatal Unit, L1 Z2	1.6 miles
Hospital	Rainbow Ward	1.7 miles
University	Arden University Stratford Campus	3.0 miles
University	University of Greenwich	5.0 miles

Street-level crime

Category	Count
Violence and sexual offences	338
Anti-social behaviour	284
Theft from the person	122
Other theft	102
Vehicle crime	98
Drugs	85
Public order	77
Criminal damage and arson	71
Robbery	60
Shoplifting	55
Burglary	39
Other crime	14
Bicycle theft	9
Possession of weapons	9
Total incidents	1363

Within 1 mile during Mar 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
Kensington Primary School	Primary	0.1 miles	Outstanding — 15 Sep 2016
Essex Primary School	Primary	0.3 miles	Outstanding — 8 May 2019
Little Ilford School	Secondary	0.3 miles	Good — 18 Jan 2023
Lathom Junior School	Primary	0.4 miles	Good — 25 Apr 2017
Altmore Infant School	Primary	0.4 miles	Good — 8 Oct 2023

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 Terraced House, Byron Avenue, E12	£3,200/mo	3	0.14 miles	OpenRent

Average rent: £3,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.82%

Max investor price (0.8%) £400,000

Target investor price (1%) £320,000

Gross yield 9.8%

Cost-to-rent ratio 10.2×

Monthly cashflow £1,319/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 14%

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).