# 1 bedroom flat for sale (E8 1HA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 326 MARE STREET, LONDON, GREATER LONDON E8 1HA |
| Price | £325,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £405,000 Aug 2019 |

## 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.

## Property Photos

- ![Photo](/listings/photos/167396702/1318073)
- ![Photo](/listings/photos/167396702/1318076)
- ![Photo](/listings/photos/167396702/1318080)
- ![Photo](/listings/photos/167396702/1318083)
- ![Photo](/listings/photos/167396702/1318086)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 326 FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £405,000 | 09/08/2019 | Flat |
| 326 FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £350,000 | 22/05/2014 | 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 |
|---------|-------|------|------|
| [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 |
| 13A BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JP | £416,600 | 28/09/2022 | Flat |
| APEX HOUSE, 2 FLAT 5 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP | £620,000 | 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)

## Price vs local average

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

- **Local average:** £561,936 (70 Flat, E8, 2024–2026)
- **Deviation:** -42.2%

## 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):** £1,436/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.83% (okay)
- **Max investor price (0.8%):** £337,500
- **Target investor price (1%):** £270,000

*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 £2,700/mo).*

- **Gross yield:** 10%
- **Cost-to-rent:** 10×
- **Monthly cashflow:** £1,125/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.3%

*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).*

## Capital growth trend

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

- **5y growth:** 3%
- **10y growth:** 21.5%

## 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)