Sold STC Flat

16A

TREDEGAR TERRACE, LONDON, GREATER LONDON E3 5AH

3 beds 2 baths 1,087 sq ft Listed 30 Apr 2025 (-446d)

£950,000

Save

# 3 bedroom apartment for sale (E3 5AH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16A, TREDEGAR TERRACE, LONDON, GREATER LONDON E3 5AH |
| Price | £950,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 101 m² |
| Last sold | £942,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 20/05/2034
- **Current heating cost:** £1,085/year
- **Est. upgrade cost to C:** £4,900

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2040-8015-6040-5600-9021)

## Description

Nestled just a stone´s throw from the peaceful and picturesque Tredegar Square, this beautifully converted property offers a rare opportunity to live in one of the area´s most tranquil and sought after locations. Formerly a commercial building with a variety of uses over the years, it now comprises just two spacious residential apartments. Occupying the entire first floor, this apartment spans an impressive 1170 sq ft and is flooded with natural light thanks to large windows and skylights throughout. The generous layout includes two well proportioned bedrooms and two stylish bathrooms, making it ideal for comfortable modern living. A third room offers excellent flexibility and can be used as a spacious office, guest room, or third bedroom, depending on your needs. With its blend of character, space, and versatility, this is a home that can truly adapt with you over time.

## Property Photos

- ![lounge](/listings/photos/161336915/1315140) - lounge
- ![lounge 2](/listings/photos/161336915/1315141) - lounge 2
- ![lounge 5](/listings/photos/161336915/1315142) - lounge 5
- ![lounge 3](/listings/photos/161336915/1315143) - lounge 3
- ![lounge 4](/listings/photos/161336915/1315144) - lounge 4
- ![bedroom 4](/listings/photos/161336915/1315145) - bedroom 4
- ![bathroom](/listings/photos/161336915/1315146) - bathroom
- ![bedroom 5](/listings/photos/161336915/1315147) - bedroom 5
- ![bedroom 3](/listings/photos/161336915/1315148) - bedroom 3
- ![bedroom](/listings/photos/161336915/1315149) - bedroom
- ![external](/listings/photos/161336915/1315150) - external
- ![hallway](/listings/photos/161336915/1315151) - hallway
- ![bedroom 1](/listings/photos/161336915/1315152) - bedroom 1

## Floorplans

- ![Floorplan 1](/listings/photos/161336915/1315153) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/161336915/1315154) - epc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16A TREDEGAR TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AH | £942,000 | 07/11/2025 | Terraced |
| 16A TREDEGAR TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AH | £250,000 | 18/02/2011 | 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 |
|---------|-------|------|------|
| 36 TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EH | £1,050,000 | 12/12/2025 | Flat |
| 128A ANTILL ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5BN | £350,000 | 11/12/2025 | Flat |
| TUTELAGE COURT, 31 FLAT 9 COLLEGE TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AN | £875,000 | 01/12/2025 | Flat |
| 21 ATHELSTANE GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5JG | £580,000 | 31/01/2025 | Flat |
| 47 FLAT 13 CHERRYWOOD CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2DQ | £175,000 | 20/12/2023 | Flat |
| TUTELAGE COURT, 31 FLAT 12 COLLEGE TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AN | £430,000 | 22/11/2023 | Flat |
| 6B TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EH | £397,500 | 09/08/2023 | Flat |
| 465 MILE END ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4PA | £380,000 | 01/06/2023 | Flat |
| 128 ANTILL ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5BN | £500,000 | 31/05/2023 | Flat |
| 1 REGAL PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2BG | £417,000 | 06/04/2023 | Flat |
| STAVERS HOUSE FLAT 15 TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EL | £415,000 | 28/10/2022 | Flat |
| 4A COLLEGE TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AN | £583,000 | 05/10/2022 | Flat |
| 7 FLAT 1 STANFIELD ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5QH | £689,000 | 16/08/2022 | Flat |
| 130A ANTILL ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5BN | £580,000 | 02/08/2022 | Flat |
| DIDACTICS APARTMENTS, 8 FLAT 3 EDICULE SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5SD | £827,000 | 12/07/2022 | Flat |
| 52 FLAT 4 TREDEGAR SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AQ | £440,000 | 12/07/2022 | Flat |
| 24B - 24C TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EH | £417,000 | 20/06/2022 | Flat |
| 53 GUERIN SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2DP | £410,000 | 10/06/2022 | Flat |
| 18B TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EH | £395,000 | 22/04/2022 | Flat |
| 11A LICHFIELD ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AT | £630,000 | 31/03/2022 | Flat |

**Area average:** £527,025 (20 sales)

## Price vs local average

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

- **Local average:** £434,195 (121 Flat, E3, 2024–2026)
- **Deviation:** +118.8%

## Rental Range

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

- **Low:** £2,177/mo
- **Realistic:** £2,419/mo
- **Optimistic:** £2,661/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,122/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 Maisonette, Howcroft House, E3 | £2,950/mo | 3 | 0.22 miles | OpenRent |
| 3 Bed Flat, Electric House, E3 | £2,850/mo | 3 | 0.29 miles | OpenRent |
| 3 Bed Maisonette, Whitton Walk, E3 | £2,350/mo | 3 | 0.29 miles | OpenRent |

**Average rent: £2,717/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £356,250
- **Target investor price (1%):** £285,000

*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 £2,850/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 27.8×
- **Monthly cashflow:** £-1,201/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.2%

*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:** £9,406/m²

## Capital growth trend

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

- **5y growth:** -5.1%
- **10y growth:** 0.7%

## House Price Index (HM Land Registry)

*Official index for Tower Hamlets; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -12.8%
- **5y growth (index):** -17.7%
- **10y growth (index):** -9.6%

## 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)

lounge lounge 2 lounge 5 lounge 3 lounge 4 bedroom 4 bathroom bedroom 5 bedroom 3 bedroom external hallway bedroom 1

/ 13

Property details

Tenure

LEASEHOLD (970 years remaining on lease)

Floor area

101 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£942,000 Nov 2025

Price per m²

£9,406/m²

Local average

£434,195 (+118.8%)

Deprivation

Decile 5 (14,838 of 33,755)

Street crime

1542 incidents within 1 mile (May 2026)

Key features

Fully Refubished in 2021
Turn Key Finish
Three Double Bedrooms
Two Full Bathrooms
Private Entrance
Vaulted Ceiling in Living Area

Description

Listed by

Victoria Park

Dexters

Reference: 161336915

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 21/05/2024

Expiry date: 20/05/2034

Current heating cost: £1,085/year

Potential heating cost: £990/year

Est. upgrade cost to C: £4,900

Recommendations

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

Floorplan 1

EPC Graphs

epc

Price history

277% since 2011

Event	Date	Price	% change
Sold	07/11/2025 (8 months ago)	£942,000	+276.8%
Sold	18/02/2011 (15 years ago)	£250,000	—

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
36 TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EH	£1,050,000	12/12/2025	Flat
128A ANTILL ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5BN	£350,000	11/12/2025	Flat
TUTELAGE COURT, 31 FLAT 9 COLLEGE TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AN	£875,000	01/12/2025	Flat
21 ATHELSTANE GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5JG	£580,000	31/01/2025	Flat
47 FLAT 13 CHERRYWOOD CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2DQ	£175,000	20/12/2023	Flat
TUTELAGE COURT, 31 FLAT 12 COLLEGE TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AN	£430,000	22/11/2023	Flat
6B TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EH	£397,500	09/08/2023	Flat
465 MILE END ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4PA	£380,000	01/06/2023	Flat
128 ANTILL ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5BN	£500,000	31/05/2023	Flat
1 REGAL PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2BG	£417,000	06/04/2023	Flat
STAVERS HOUSE FLAT 15 TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EL	£415,000	28/10/2022	Flat
4A COLLEGE TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AN	£583,000	05/10/2022	Flat
7 FLAT 1 STANFIELD ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5QH	£689,000	16/08/2022	Flat
130A ANTILL ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5BN	£580,000	02/08/2022	Flat
DIDACTICS APARTMENTS, 8 FLAT 3 EDICULE SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5SD	£827,000	12/07/2022	Flat
52 FLAT 4 TREDEGAR SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AQ	£440,000	12/07/2022	Flat
24B - 24C TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EH	£417,000	20/06/2022	Flat
53 GUERIN SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2DP	£410,000	10/06/2022	Flat
18B TREDEGAR ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EH	£395,000	22/04/2022	Flat
11A LICHFIELD ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 5AT	£630,000	31/03/2022	Flat

Area average: £527,025 (20 sales)

Capital growth trend

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

5y growth -5.1%

10y growth 0.7%

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

1y (index) -12.8%

5y (index) -17.7%

10y (index) -9.6%

Rental Range

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

Low £2,177/mo

Realistic £2,419/mo

Optimistic £2,661/mo

Based on Local Authority from postcode lookup → Tower Hamlets.

LHA (30th percentile) floor for Cambridge: £1,122/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E3 5AH

Nearby

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

Type	Name	Distance
Shop	Coborn Motors	0.1 miles
Shop	Miche The Salon	0.1 miles
Bus stop	Antill Road	0.2 miles
Bus stop	Mile End Station	0.2 miles
Train station	Mile End	0.2 miles
Train station	Bow Road	0.3 miles
University	Arden University Stratford Campus	1.4 miles
University	NTU London	1.7 miles
Hospital	Moorfields at Hoxton	2.5 miles
Hospital	A&E Department	2.9 miles

Street-level crime

Category	Count
Violence and sexual offences	409
Anti-social behaviour	393
Shoplifting	160
Theft from the person	95
Other theft	89
Public order	76
Vehicle crime	68
Burglary	67
Drugs	64
Robbery	55
Bicycle theft	44
Other crime	11
Possession of weapons	7
Criminal damage and arson	4
Total incidents	1542

Within 1 mile during May 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
Malmesbury Primary School	Primary	0.1 miles	Good — 7 May 2014
Central Foundation Girls' School	Secondary	0.2 miles	Good — 1 Dec 2016
Phoenix Autism Trust	Other	0.2 miles	— (No rating)
Olga Primary School	Primary	0.2 miles	Good — 12 Jan 2017
Phoenix School	Other	0.3 miles	Outstanding — 13 Jan 2014

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 Maisonette, Howcroft House, E3	£2,950/mo	3	0.22 miles	OpenRent
3 Bed Flat, Electric House, E3	£2,850/mo	3	0.29 miles	OpenRent
3 Bed Maisonette, Whitton Walk, E3	£2,350/mo	3	0.29 miles	OpenRent

Average rent: £2,717/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.3%

Max investor price (0.8%) £356,250

Target investor price (1%) £285,000

Gross yield 3.6%

Cost-to-rent ratio 27.8×

Monthly cashflow £-1,201/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.2%

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).