# 3 bedroom terraced house for sale (E12 6LL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 47 SHAKESPEARE CRESCENT, LONDON, GREATER LONDON E12 6LL |
| Price | £269,995 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 88 m² |
| Last sold | £200,000 Mar 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 05/01/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £808/year

### Recommendations
- Q (14,000)
- G (450)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0143-2816-7194-9606-4161)

## Description

Located off High Street North and Sibley Grove, three bedroom Victorian terrace house offering two receptions, kitchen, ground floor w.c, first floor bathroom, heating via radiators, double glazed, rear garden approx 70ft, internal viewing advised.

**Entrance:**

feature stain glass front door to hallway, with access to hallway, access to ground floor rooms, stairs to first floor, door to cellar.

**Lounge:  14'6" into bay x 11'9" - 4.42m x 3.58m**

double glazed bay patterned window to front, coved ceiling, picture rail, chimney breast with mantlepiece, feature fireplace, radiator.

**Study:  7'6" x 6'6" - 2.29m x 1.98m**

door to kitchen and hallway, storage unit (housing water tank).

**Reception 2:  11'10" x 10'2" - 3.61m x 3.10m**

archway to kitchen, coved ceiling, dado rail, radiator, featured shelved and cupboard storage unit.

**Kitchen:  12'3" x 10'11" - 3.73m x 3.33m**

double glazed double door and separate window to rear, fitted fridge freezer and dishwasher, fitted wall and base units, roll edge work surface, sink and drainer, fitted separate oven, grill and hob, coved ceiling, laminated flooring, heat wall radiator, door to w.c.

**First floor landing:**

access to all rooms and loft hatch with pull down ladder, dado rail.

**Bedroom 1:  12'3" x 9'2" - 3.73m x 2.79m**

two separate patterned double glazed windows to front, radiator, coved ceiling, fitted wardrobes and drawers.

**Bedroom 2:  12' x 9'2" -3.66m x 2.79m**

double glazed to rear, radiator, picture rail, fitted wardobes, drawer and shelving.

**Bedroom 3:  8'3" x 5'11" - 2.52m x 1.80m**

double glazed patterned window to front, coved ceiling, radiator.

**First floor bathroom:**

double glazed to rear, heated towel rail, low level w.c, pedestal hand wash basin, bath, separate shower over, tiled splash walls, spotlights, storage cupboard.

**Directions:**

from our office in High Street North proceed Sibley Grove which leads into Shakespeare Crescent.

Spicer McColl is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/20273807/446431)
- ![Photo](/listings/photos/20273807/446432)
- ![Photo](/listings/photos/20273807/446433)
- ![Photo](/listings/photos/20273807/446434)

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16494732
- **Address:** 47 Shakespeare Crescent, LONDON, E12 6LL
- **Certificate Issued:** 06/10/2024
- **Work Completed:** 27/09/2024
- **Items:** 7 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 47 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £200,000 | 24/03/2021 | 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 |
| [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 |
| 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 |
| 121 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6RB | £365,000 | 14/06/2022 | Terraced |
| 107 ROSEBERY AVENUE, LONDON, NEWHAM, GREATER LONDON, E12 6PT | £495,000 | 01/06/2022 | 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 |

**Street average:** £474,375 (8 sales)
**Area average:** £461,162 (20 sales)

## Price vs local average

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

- **Local average:** £517,036 (28 Terraced, E12, 2024–2026)
- **Deviation:** -47.8%

## 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:** 1.19% (strong)
- **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:** 14.2%
- **Cost-to-rent:** 7×
- **Monthly cashflow:** £1,792/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 27.5%

*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:** £3,068/m²

## Capital growth trend

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

- **5y growth:** 5.5%
- **10y growth:** 22.5%

## House Price Index (HM Land Registry)

*Official index for Newham; Terraced series; as of March 2026.*

- **1y growth (index):** -4.2%
- **5y growth (index):** -0.7%
- **10y growth (index):** 20.8%

## 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)