Sold STC Flat

FLAT 7

5 KINGSLAND PASSAGE, LONDON, GREATER LONDON E8 2BA

1 beds 1 baths 506 sq ft Listed 29 Oct 2024 (-599d)

£475,000

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Property photo

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Property details

Tenure

LEASEHOLD

Floor area

47 m²

EPC rating

B

Year built

England and Wales: 2003-2006

Last sold

£462,000 Mar 2025

Price per m²

£10,106/m²

Local average

£569,103 (-16.5%)

Deprivation

Decile 3 (7,293 of 33,755)

Street crime

1637 incidents within 1 mile (Apr 2026)

Key features

  • Superb 1 bedroom modern flat
  • Communal entrance with lift to second floor
  • Bright reception with space to dine
  • Open plan, contemporary kitchen with integrated appliances
  • Bedroom flooded with natural light and storage space
  • Bathroom with white suite
  • Moments from nearby amenities

Description

Boasting neutral décor, well proportioned rooms and modern interiors, this bright and airy 1 bedroom flat offers a good location moments from Kingsland Road.

The property is ideally located moments from a range of shops and amenities that can be found on Kingsland Road while Dalston Junction Station is also within close proximity for links around the city.

Please use the reference CHPK3159299 when contacting Foxtons.

Listed by

Hackney

Foxtons

Reference: 154325507

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 24/07/2024

Expiry date: 23/07/2034

Current heating cost: £76/year

Potential heating cost: £88/year

Est. upgrade cost to C: £705

Recommendations

  • Low energy lighting for all fixed outlets (£50)
  • Heat recovery system for mixer showers (£585 - £725)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for £/sq. ft valuation

Floorplan area for info only, not for £/sq. ft valuation

Floorplan 2

Floorplan 2

EPC Graphs

EER

EER

Price history

9% since 2014

Event Date Price % change
Sold 28/03/2025 (1 year ago) £462,000 +8.7%
Sold 29/08/2014 (11 years ago) £425,000 —

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
SLEDGE TOWER FLAT 12 DALSTON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3GT £590,000 14/01/2026 Flat
SLEDGE TOWER FLAT 13 DALSTON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3GT £425,000 19/12/2025 Flat
SLEDGE TOWER FLAT 65 DALSTON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3GT £475,000 04/12/2025 Flat
DE BEAUVOIR PLACE, 3 FLAT 39 TOTTENHAM ROAD, LONDON, HACKNEY, GREATER LONDON, N1 4EP £168,000 28/11/2025 Flat
SLEDGE TOWER FLAT 69 DALSTON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3GT £450,000 24/11/2025 Flat
580 FLAT A KINGSLAND ROAD, LONDON, HACKNEY, GREATER LONDON, E8 4AH £327,500 10/11/2025 Flat
DE BEAUVOIR PLACE, 3 FLAT 35 TOTTENHAM ROAD, LONDON, HACKNEY, GREATER LONDON, N1 4EP £215,000 27/06/2025 Flat
ABRAHAM HOUSE FLAT 3 ROSEBERRY PLACE, LONDON, HACKNEY, GREATER LONDON, E8 3GQ £620,000 20/12/2023 Flat
DE BEAUVOIR PLACE, 3 FLAT 23 TOTTENHAM ROAD, LONDON, HACKNEY, GREATER LONDON, N1 4EP £170,000 15/12/2023 Flat
11 FLAT 16 ASHWIN STREET, LONDON, HACKNEY, GREATER LONDON, E8 3DL £585,000 11/12/2023 Flat
COLOUR HOUSE FLAT 9 BENTLEY ROAD, LONDON, HACKNEY, GREATER LONDON, N1 4FH £568,000 08/12/2023 Flat
SLEDGE TOWER FLAT 50 DALSTON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3GT £625,000 24/11/2023 Flat
43 BENTLEY ROAD, LONDON, HACKNEY, GREATER LONDON, N1 4BY £370,000 20/11/2023 Flat
SLEDGE TOWER FLAT 19 DALSTON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3GT £711,000 10/11/2023 Flat
DE BEAUVOIR PLACE, 1 FLAT 10 TOTTENHAM ROAD, LONDON, HACKNEY, GREATER LONDON, N1 4EP £350,000 06/11/2023 Flat
4 FLAT 12 BOLEYN ROAD, LONDON, HACKNEY, GREATER LONDON, N16 8EP £636,250 06/11/2023 Flat
SLEDGE TOWER FLAT 56 DALSTON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3GT £570,000 31/10/2023 Flat
SLEDGE TOWER FLAT 6 DALSTON SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 3GT £565,000 07/08/2023 Flat
11 FLAT 18 ASHWIN STREET, LONDON, HACKNEY, GREATER LONDON, E8 3DL £541,000 04/08/2023 Flat
11 FLAT 20 ASHWIN STREET, LONDON, HACKNEY, GREATER LONDON, E8 3DL £515,000 05/05/2023 Flat
Same street 5 FLAT 13 KINGSLAND PASSAGE, LONDON, HACKNEY, GREATER LONDON, E8 2BA £385,000 28/04/2023 Flat

Street average: £385,000 (1 sale)

Area average: £473,838 (20 sales)

Capital growth trend

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

5y growth -2.4%
10y growth 8.6%

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

1y (index) -2.2%
5y (index) 1.4%
10y (index) 1.9%

Rental Range

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

Low £2,354/mo
Realistic £2,615/mo
Optimistic £2,877/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Inner East London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E8 2BA

Nearby

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

Type Name Distance
Bus stop Kingsland High Street 0.0 miles
Shop Leyland SDM 0.0 miles
Shop The Axe Club 0.0 miles
Bus stop Dalston Junction Station 0.1 miles
Train station Dalston Junction 0.1 miles
Train station Dalston Kingsland 0.2 miles
Hospital Moorfields at Hoxton 1.0 miles
University University of Wales Trinity Saint David London 1.1 miles
University Paris Dauphine University - London Campus 1.7 miles
Hospital Medlabs Diagnostics 2.3 miles

Street-level crime

Category Count
Violence and sexual offences 354
Anti-social behaviour 345
Theft from the person 184
Shoplifting 114
Public order 111
Other theft 108
Drugs 101
Criminal damage and arson 74
Burglary 70
Vehicle crime 51
Bicycle theft 49
Robbery 49
Other crime 14
Possession of weapons 13
Total incidents 1637

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
St Jude and St Paul's CofE Primary School Primary 0.2 miles Good — 18 Dec 2014
Holy Trinity Church of England Primary School Primary 0.2 miles Good — 23 Jun 2020
Our Lady and St Joseph Catholic Primary School Primary 0.2 miles Outstanding — 21 Nov 2023
The Children's House School Other 0.3 miles — (No rating)
Halley House School Primary 0.4 miles Good — 10 Sep 2024

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.55%
Max investor price (0.8%) £326,875
Target investor price (1%) £261,500
  • 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).