Sold STC Flat

FLAT 208

BRYER COURT, BARBICAN, LONDON, GREATER LONDON EC2Y 8DE

431 sq ft Listed 19 May 2017 (-3319d)

£530,000

Reduced on 16 Jun 2017

Save

# Studio flat for sale (EC2Y 8DE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 208, BRYER COURT, BARBICAN, LONDON, GREATER LONDON EC2Y 8DE |
| Price | £530,000 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 40 m² |
| Last sold | £520,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 24/09/2034
- **Current heating cost:** £498/year
- **Est. upgrade cost to C:** £5,555

### Recommendations
- Y (£585 - £725)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3434-7321-7400-0065-2226)

## Description

A large style studio at the end of the building which benefits from a larger than average south and west aspect balcony/fire exit.

This second floor studio overlooks the Barbican pond and has a full height, full width window and door which lead to the balcony and are set back from the road.

On entering the flat you have a good sized kitchen with a stainless steel original worktop, an inset two ring hob, integrated oven and fridge. There is a small inner hall area with two cupboards, (one housing the washing machine), which leads to the bathroom. There is a white suite and bath with shower attachment. There is also a window to let in natural light, which is unusual in the Barbican. The main studio room benefits from a fitted unit which houses a double pull-down bed and additional storage.

## Property Photos

- ![Picture No. 06](/listings/photos/59905402/692966) - Picture No. 06
- ![Picture No. 07](/listings/photos/59905402/692968) - Picture No. 07
- ![Picture No. 10](/listings/photos/59905402/692972) - Picture No. 10
- ![Picture No. 11](/listings/photos/59905402/692975) - Picture No. 11
- ![Picture No. 12](/listings/photos/59905402/692978) - Picture No. 12
- ![Picture No. 13](/listings/photos/59905402/692981) - Picture No. 13
- ![Picture No. 14](/listings/photos/59905402/692984) - Picture No. 14
- ![Picture No. 15](/listings/photos/59905402/692988) - Picture No. 15

## Floorplans

- ![Picture No. 03](/listings/photos/59905402/692991) - Picture No. 03

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BRYER COURT FLAT 208 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DE | £520,000 | 06/12/2024 | Flat |
| BRYER COURT FLAT 208 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DE | £520,000 | 15/09/2017 | 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 |
|---------|-------|------|------|
| CUTHBERT HARROWING HOUSE FLAT 27 GOLDEN LANE ESTATE, LONDON, CITY OF LONDON, GREATER LONDON, EC1Y 0RB | £600,000 | 11/12/2025 | Flat |
| THE COBALT BUILDING, 10 - 15 FLAT 12 BRIDGEWATER SQUARE, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8AH | £565,000 | 10/12/2025 | Flat |
| DEFOE HOUSE FLAT 168 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8ND | £2,150,000 | 27/06/2025 | Flat |
| JOHN TRUNDLE COURT FLAT 120 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8NE | £400,000 | 25/02/2025 | Flat |
| JOHN TRUNDLE COURT FLAT 5 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DJ | £510,000 | 30/11/2023 | Flat |
| TUDOR ROSE COURT, 35 FLAT 26 FANN STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DY | £400,000 | 22/09/2023 | Flat |
| BRYER COURT FLAT 206 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DE | £550,000 | 07/07/2023 | Flat |
| THE COBALT BUILDING, 10 - 15 FLAT 43 BRIDGEWATER SQUARE, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8AH | £688,888 | 28/06/2023 | Flat |
| LAUDERDALE TOWER FLAT 63 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY | £1,780,000 | 23/05/2023 | Flat |
| LAUDERDALE TOWER FLAT 251 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY | £1,500,000 | 18/05/2023 | Flat |
| LAUDERDALE TOWER FLAT 133 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY | £2,100,000 | 05/04/2023 | Flat |
| 6 - 9 FLAT 16 BRIDGEWATER SQUARE, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8AG | £800,000 | 17/01/2023 | Flat |
| DEFOE HOUSE FLAT 138 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8ND | £985,000 | 15/12/2022 | Flat |
| DEFOE HOUSE FLAT 10 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DN | £930,000 | 06/12/2022 | Flat |
| LAUDERDALE TOWER FLAT 121 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY | £1,650,000 | 14/11/2022 | Flat |
| DEFOE HOUSE FLAT 158 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8ND | £950,000 | 07/11/2022 | Flat |
| DEFOE HOUSE FLAT 119 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8ND | £1,005,000 | 04/11/2022 | Flat |
| SHAKESPEARE TOWER FLAT 11 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DR | £1,610,000 | 21/10/2022 | Flat |
| DEFOE HOUSE FLAT 80 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DN | £1,137,000 | 03/10/2022 | Flat |
| LAUDERDALE TOWER FLAT 182 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY | £1,650,000 | 14/09/2022 | Flat |

**Area average:** £1,098,044 (20 sales)

## Price vs local average

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

- **Local average:** £995,316 (19 Flat, EC2Y, 2024–2026)
- **Deviation:** -46.8%

## 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).*

## 1% Rule

- **Rent ratio:** 0.43% (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:** £13,250/m²

## Capital growth trend

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

- **5y growth:** 17.1%
- **10y growth:** 8%

## 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)

Picture No. 06 Picture No. 07 Picture No. 10 Picture No. 11 Picture No. 12 Picture No. 13 Picture No. 14 Picture No. 15

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Property details

Tenure

LEASEHOLD

Floor area

40 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£520,000 Dec 2024

Price per m²

£13,250/m²

Local average

£995,316 (-46.8%)

Deprivation

Decile 8 (25,913 of 33,755)

Street crime

2275 incidents within 1 mile (Apr 2026)

Description

A large style studio at the end of the building which benefits from a larger than average south and west aspect balcony/fire exit.

This second floor studio overlooks the Barbican pond and has a full height, full width window and door which lead to the balcony and are set back from the road.

On entering the flat you have a good sized kitchen with a stainless steel original worktop, an inset two ring hob, integrated oven and fridge. There is a small inner hall area with two cupboards, (one housing the washing machine), which leads to the bathroom. There is a white suite and bath with shower attachment. There is also a window to let in natural light, which is unusual in the Barbican. The main studio room benefits from a fitted unit which houses a double pull-down bed and additional storage.

Listed by

City, Barbican & Clerkenwell

Dexters

Reference: 59905402

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: D

Inspection date: 25/09/2024

Expiry date: 24/09/2034

Current heating cost: £498/year

Potential heating cost: £415/year

Est. upgrade cost to C: £5,555

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

Recommendations

Heat recovery system for mixer showers (£585 - £725)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 03

Price history

0% since 2017

Event	Date	Price	% change
Sold	06/12/2024 (1 year ago)	£520,000	0%
Sold	15/09/2017 (8 years ago)	£520,000	—

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
CUTHBERT HARROWING HOUSE FLAT 27 GOLDEN LANE ESTATE, LONDON, CITY OF LONDON, GREATER LONDON, EC1Y 0RB	£600,000	11/12/2025	Flat
THE COBALT BUILDING, 10 - 15 FLAT 12 BRIDGEWATER SQUARE, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8AH	£565,000	10/12/2025	Flat
DEFOE HOUSE FLAT 168 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8ND	£2,150,000	27/06/2025	Flat
JOHN TRUNDLE COURT FLAT 120 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8NE	£400,000	25/02/2025	Flat
JOHN TRUNDLE COURT FLAT 5 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DJ	£510,000	30/11/2023	Flat
TUDOR ROSE COURT, 35 FLAT 26 FANN STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DY	£400,000	22/09/2023	Flat
BRYER COURT FLAT 206 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DE	£550,000	07/07/2023	Flat
THE COBALT BUILDING, 10 - 15 FLAT 43 BRIDGEWATER SQUARE, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8AH	£688,888	28/06/2023	Flat
LAUDERDALE TOWER FLAT 63 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY	£1,780,000	23/05/2023	Flat
LAUDERDALE TOWER FLAT 251 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY	£1,500,000	18/05/2023	Flat
LAUDERDALE TOWER FLAT 133 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY	£2,100,000	05/04/2023	Flat
6 - 9 FLAT 16 BRIDGEWATER SQUARE, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8AG	£800,000	17/01/2023	Flat
DEFOE HOUSE FLAT 138 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8ND	£985,000	15/12/2022	Flat
DEFOE HOUSE FLAT 10 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DN	£930,000	06/12/2022	Flat
LAUDERDALE TOWER FLAT 121 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY	£1,650,000	14/11/2022	Flat
DEFOE HOUSE FLAT 158 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8ND	£950,000	07/11/2022	Flat
DEFOE HOUSE FLAT 119 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8ND	£1,005,000	04/11/2022	Flat
SHAKESPEARE TOWER FLAT 11 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DR	£1,610,000	21/10/2022	Flat
DEFOE HOUSE FLAT 80 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8DN	£1,137,000	03/10/2022	Flat
LAUDERDALE TOWER FLAT 182 BARBICAN, LONDON, CITY OF LONDON, GREATER LONDON, EC2Y 8BY	£1,650,000	14/09/2022	Flat

Area average: £1,098,044 (20 sales)

Capital growth trend

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

5y growth 17.1%

10y growth 8%

House Price Index (HM Land Registry — official index, not sold-price averages): City of London. Series: Flats and maisonettes. As of March 2026.

1y (index) -20.3%

5y (index) -14.6%

10y (index) -24.3%

Rental Range

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

Low £2,061/mo

Realistic £2,290/mo

Optimistic £2,519/mo

Based on Region from postcode lookup → London.

LHA (30th percentile) floor for Central London: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View EC2Y 8DE

Address

Bridgewater Square

Nearby

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

Type	Name	Distance
Shop	Barbican Laundrette	0.1 miles
Bus stop	Barbican Station	0.1 miles
Shop	Belmond Barbers	0.1 miles
Train station	Barbican	0.1 miles
University	St Bartholomew's and the Royal London School of Medicine and Dentistry	0.2 miles
Train station	Moorgate	0.4 miles
University	University of Chicago Booth School of Business	0.4 miles
Hospital	Medlabs Diagnostics	0.7 miles
Hospital	Moorfields at Hoxton	1.0 miles

Street-level crime

Category	Count
Shoplifting	414
Violence and sexual offences	362
Other theft	354
Theft from the person	301
Anti-social behaviour	278
Public order	111
Burglary	99
Drugs	82
Vehicle crime	67
Robbery	66
Criminal damage and arson	62
Bicycle theft	55
Other crime	14
Possession of weapons	10
Total incidents	2275

Within 1 mile during Apr 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
Charterhouse Square School	Other	0.1 miles	— (No rating)
Prior Weston Primary School and Children's Centre	Primary	0.1 miles	Good — 19 Oct 2022
City of London School for Girls	Other	0.1 miles	— (No rating)
City of London Primary Academy, Islington	Primary	0.2 miles	Outstanding — 4 Dec 2019
Guildhall School of Music and Drama	Other	0.2 miles	— (No rating)

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.43%

Max investor price (0.8%) £286,250

Target investor price (1%) £229,000

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).