Sold Flat

FLAT 1

326 MARE STREET, LONDON, GREATER LONDON E8 1HA

1 beds 1 baths 560 sq ft Listed 25 Sep 2025 (-298d)

£325,000

Reduced on 1 Sep 2025

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Property details

Tenure

LEASEHOLD (104 years remaining on lease)

Floor area

52 m²

Council tax band

TBC

EPC rating

C

Year built

England and Wales: 1900-1929

Last sold

£405,000 Aug 2019

Price per m²

£6,250/m²

Local average

£561,936 (-42.2%)

Deprivation

Decile 3 (9,155 of 33,755)

Street crime

1651 incidents within 1 mile (May 2026)

Key features

  • Spacious reception room
  • Separate kitchen
  • Generous bedroom
  • Bathroom
  • Ample eaves storage
  • Excellent location

Description

A charming 1 bedroom flat situated on the second floor boasting bright accommodation throughout and ample eaves storage located in an excellent Hackney location.
The property is situated moments from a range of shops and amenities that can be found on Mare Street while Hackney Central Station is also within close proximity for links around the city.
Please use the reference CHPK5230749 when contacting Foxtons.

Listed by

Hackney

Foxtons

Reference: 167396702

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 07/08/2017

Expiry date: 06/08/2027

Current heating cost: £369/year

Potential heating cost: £281/year

Est. upgrade cost to C: £9,000

Recommendations

  • 50 mm internal or external wall insulation (£4,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

16% since 2014

Event Date Price % change
Sold 09/08/2019 (6 years ago) £405,000 +15.7%
Sold 22/05/2014 (12 years ago) £350,000 —

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
Same street 336 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA £855,000 29/09/2025 Terraced
27A BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JP £470,000 04/12/2023 Flat
COLONNADES APARTMENTS, 105 APARTMENT 10 WILTON WAY, LONDON, HACKNEY, GREATER LONDON, E8 1BH £600,000 23/06/2023 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
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 3 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX £550,000 22/09/2022 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
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
203 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE £320,000 20/07/2022 Flat
114 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6PG £190,000 23/06/2022 Flat
221 FLAT 3 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE £580,000 21/06/2022 Flat
Same street 338 FLAT 3 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA £332,500 26/05/2022 Flat
COLONNADES APARTMENTS, 35 APARTMENT 24 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP £585,000 12/05/2022 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: £453,180 (20 sales)

Capital growth trend

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

5y growth 3.8%
10y growth 18.1%

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

1y (index) 0.6%
5y (index) 4.4%
10y (index) 8.2%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: KINGS GROUP LLP (OC304431)

Rental Range

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

Low £2,360/mo
Realistic £2,622/mo
Optimistic £2,884/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 1HA

Nearby

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

Type Name Distance
Shop Tome Records 0.0 miles
Bus stop Hackney Central / Mare Street 0.0 miles
Shop Grapes & Hops 0.1 miles
Bus stop Trelawney Estate 0.1 miles
Train station Hackney Central 0.1 miles
Train station Hackney Downs 0.3 miles
Hospital Moorfields at Hoxton 1.7 miles
University University of Wales Trinity Saint David London 1.9 miles
University Arden University Stratford Campus 1.9 miles
Hospital Medlabs Diagnostics 3.0 miles

Street-level crime

Category Count
Violence and sexual offences 424
Anti-social behaviour 333
Shoplifting 198
Theft from the person 148
Other theft 112
Public order 105
Vehicle crime 78
Drugs 63
Burglary 62
Robbery 55
Bicycle theft 52
Other crime 8
Possession of weapons 8
Criminal damage and arson 5
Total incidents 1651

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
The Urswick School - A Church of England Secondary School Secondary 0.2 miles Good — 25 Jan 2024
Morningside Primary School Primary 0.2 miles Outstanding — 20 Jul 2017
St John and St James CofE Primary School Primary 0.2 miles Outstanding — 12 Jun 2024
The Olive School, Hackney Primary 0.3 miles Outstanding — 10 Jun 2015
The City Academy, Hackney Secondary 0.3 miles Good — 14 Jun 2023

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
1 Bed Flat, Graham Road, E8 £3,500/mo 1 0.07 miles OpenRent
1 Bed Flat, Graham Road, E8 £1,900/mo 1 0.16 miles OpenRent

Average rent: £2,700/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.83%
Max investor price (0.8%) £337,500
Target investor price (1%) £270,000
Gross yield 10%
Cost-to-rent ratio 10×
Monthly cashflow £1,125/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 14.3%
  • 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).