# 2 bedroom apartment for sale (E8 1HA) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, 338 MARE STREET, LONDON, GREATER LONDON E8 1HA | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1900-1929 | | Floor area | 54 m² | | Last sold | £445,000 Apr 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 16/05/2034 - **Est. upgrade cost to C:** £9,000 ### Recommendations - Q (£4,000 - £14,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2303-0350-2294-7885) ## Description The Home - This two-bedroom flat has been the subject of a carefully considered renovation in recent years. Thoughtfully executed by the current owner, its living spaces beam with natural light and a tasteful colour palette throughout compliments the interior. The apartment has far reaching views and is situated in the heart of Hackney Central, with its excellent shops, cafés, and restaurants. **The Indoors** - This apartment lies on the second floor, and makes excellent use of its end of terrace position. Entry is to a hallway, there is storage for coats and shoes. Notably high ceilings and laminate flooring leads the way to the open-plan kitchen/living/dining room, which occupies the rear of the plan. The kitchen extends along two walls and separates the room perfectly, made up of smart cabinetry, light grey doors and worktops. The room has a warm cosy feel and is flooded with natural light through the dual aspect windows. There is ample space for living and dining with an additional area for designated all important storage. At the front of the space is the main bedroom with laminate flooring underfoot and ample room for storage. Three generous windows allow light to flood the room whilst secondary glazing assists with sound proofing. The second bedroom offers the perfect space to use either as a home office or guest room with leafy views over St Johns Church. A beautiful mix of contemporary and traditional design, the bathroom has been decorated with white metro style tiles and offers a separate shower and built in bath. **Loving The Location** - The apartment is close to the popular green spaces of London Fields, Hackney Downs and Victoria Park. There are many fantastic restaurants locally, notably Lardo and Raw Duck on Richmond Road, and Pidgin and Violet on Wilton Way. Weekly markets take place at Victoria Park and and Broadway Market, which is a short walk away, along the Regent’s Canal Path. E5 Bakehouse, on the edge of London Fields, is excellent for freshly baked artisan bread. Hackney Central runs direct services to Stratford and Highbury & Islington on the London Overground, whilst Hackney Downs also offers direct trains to Liverpool Street. Bethnal Green Underground Station, easily accessible by bus, has excellent links to central London via the Central Line. ## Property Photos - ![338 Mare Street-23.jpg](/listings/photos/167137289/1318046) - 338 Mare Street-23.jpg - ![338 Mare Street-16.jpg](/listings/photos/167137289/1318047) - 338 Mare Street-16.jpg - ![338 Mare Street-6.jpg](/listings/photos/167137289/1318048) - 338 Mare Street-6.jpg - ![338 Mare Street-8.jpg](/listings/photos/167137289/1318050) - 338 Mare Street-8.jpg - ![338 Mare Street-29.jpg](/listings/photos/167137289/1318052) - 338 Mare Street-29.jpg - ![338 Mare Street-3.jpg](/listings/photos/167137289/1318054) - 338 Mare Street-3.jpg - ![338 Mare Street-1.jpg](/listings/photos/167137289/1318056) - 338 Mare Street-1.jpg - ![338 Mare Street-5.jpg](/listings/photos/167137289/1318058) - 338 Mare Street-5.jpg - ![338 Mare Street-2.jpg](/listings/photos/167137289/1318060) - 338 Mare Street-2.jpg - ![338 Mare Street-4.jpg](/listings/photos/167137289/1318062) - 338 Mare Street-4.jpg - ![338 Mare Street-7.jpg](/listings/photos/167137289/1318063) - 338 Mare Street-7.jpg - ![338 Mare Street-9.jpg](/listings/photos/167137289/1318064) - 338 Mare Street-9.jpg - ![338 Mare Street-10.jpg](/listings/photos/167137289/1318065) - 338 Mare Street-10.jpg - ![338 Mare Street-12.jpg](/listings/photos/167137289/1318066) - 338 Mare Street-12.jpg - ![338 Mare Street-17.jpg](/listings/photos/167137289/1318067) - 338 Mare Street-17.jpg - ![338 Mare Street-18.jpg](/listings/photos/167137289/1318068) - 338 Mare Street-18.jpg - ![338 Mare Street-19.jpg](/listings/photos/167137289/1318069) - 338 Mare Street-19.jpg - ![338 Mare Street-20.jpg](/listings/photos/167137289/1318070) - 338 Mare Street-20.jpg - ![338 Mare Street-22.jpg](/listings/photos/167137289/1318071) - 338 Mare Street-22.jpg - ![338 Mare Street-24.jpg](/listings/photos/167137289/1318072) - 338 Mare Street-24.jpg - ![338 Mare Street-25.jpg](/listings/photos/167137289/1318074) - 338 Mare Street-25.jpg - ![338 Mare Street-26.jpg](/listings/photos/167137289/1318075) - 338 Mare Street-26.jpg - ![338 Mare Street-27.jpg](/listings/photos/167137289/1318077) - 338 Mare Street-27.jpg - ![338 Mare Street-28.jpg](/listings/photos/167137289/1318084) - 338 Mare Street-28.jpg - ![338 Mare Street-15.jpg](/listings/photos/167137289/1318087) - 338 Mare Street-15.jpg - ![338 Mare Street-14.jpg](/listings/photos/167137289/1318088) - 338 Mare Street-14.jpg - ![338 Mare Street-13.jpg](/listings/photos/167137289/1318091) - 338 Mare Street-13.jpg ## Floorplans - ![Mare-Street-01.jpg](/listings/photos/167137289/1318092) - Mare-Street-01.jpg ## EPC Graphs - ![EE Rating](/listings/photos/167137289/1318093) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 338 FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £445,000 | 08/04/2021 | 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 | |---------|-------|------|------| | BLACKBURN HOUSE 21 PRODIGAL SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 1FW | £590,000 | 17/12/2025 | Flat | | [Same street] 336 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £855,000 | 29/09/2025 | Terraced | | 331 FLAT G MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HY | £405,000 | 31/01/2025 | Flat | | BLACKBURN HOUSE 14 PRODIGAL SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 1FW | £589,500 | 18/12/2023 | Flat | | 27A BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JP | £470,000 | 04/12/2023 | Flat | | 1C FIRST FLOOR FLAT KENMURE ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JU | £600,000 | 25/10/2023 | Flat | | 193B GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £430,000 | 31/05/2023 | Flat | | 197 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £510,000 | 11/04/2023 | Flat | | 1A FLAT 2 BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JP | £270,000 | 28/02/2023 | Flat | | 1A FLAT 1 BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JP | £233,000 | 28/02/2023 | Flat | | 118 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6PG | £185,000 | 24/02/2023 | Flat | | 10B BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JP | £350,000 | 16/12/2022 | Flat | | QUESTED COURT FLAT 27 BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JS | £509,000 | 11/11/2022 | Flat | | COLONNADES APARTMENTS, 35 APARTMENT 30 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP | £1,030,000 | 26/10/2022 | Flat | | BLACKBURN HOUSE 12 PRODIGAL SQUARE, LONDON, HACKNEY, GREATER LONDON, E8 1FW | £390,000 | 20/10/2022 | Flat | | APEX HOUSE, 2 FLAT 5 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP | £620,000 | 28/09/2022 | Flat | | 13A BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JP | £416,600 | 28/09/2022 | Flat | | 16 FLAT 2 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX | £375,000 | 22/09/2022 | Flat | | 16 FLAT 1 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX | £400,000 | 22/09/2022 | Flat | | 16 FLAT 3 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX | £550,000 | 22/09/2022 | Flat | | SYLVESTER HOUSE FLAT 60 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1ET | £440,000 | 31/08/2022 | Flat | | [Same street] 308A FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £431,000 | 22/07/2022 | Flat | | [Same street] 338 FLAT 3 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £332,500 | 26/05/2022 | Flat | | [Same street] 308A FLAT 5 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £310,000 | 20/08/2021 | Flat | **Street average:** £482,125 (4 sales) **Area average:** £468,155 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £561,936 (70 Flat, E8, 2024–2026) - **Deviation:** -19.9% ## Rental Range *ONS Price Index of Private Rents (Hackney). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,360/mo - **Realistic:** £2,622/mo - **Optimistic:** £2,884/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Inner East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,745/mo ## 1% Rule - **Rent ratio:** 0.58% (weak for cashflow) - **Max investor price (0.8%):** £327,750 - **Target investor price (1%):** £262,200 *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:** £8,333/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 4.3% - **10y growth:** 20.9% ## House Price Index (HM Land Registry) *Official index for Hackney; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** 0.6% - **5y growth (index):** 4.4% - **10y growth (index):** 8.2% ## 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)