# 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

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.

## 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)