Sold STC Flat

FLAT 12

17 GARRETT STREET, LONDON, GREATER LONDON EC1Y 0TY

2 beds 3 baths 76 m² Listed 21 Mar 2023 (-1230d)

£795,000

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# 2 bedroom apartment for sale (EC1Y 0TY)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 12, 17 GARRETT STREET, LONDON, GREATER LONDON EC1Y 0TY |
| Price | £795,000 |
| Bedrooms | 2 |
| Bathrooms | 3 |
| Last sold | £775,000 Jul 2023 |

## Description

An immaculately presented apartment, generously proportioned and split over two floors set within a gated complex.

Comprising a chic and stylish L-shaped open-plan reception room with hardwood flooring and fully integrated kitchen. A useful WC is located under the stairs whilst upstairs there are two healthily proportioned bedrooms with built-in wardrobes and newly fitted carpets. The main bedroom benefits from an en-suite shower room whilst there is a three-piece family bathroom off the landing.

This beautifully presented apartment is offered chain free and will make an ideal home, pied-a-terre, or rental investment!

Garrett Street is located just off Whitecross Street and is renowned for the numerous delicious “pop-up" street food stalls and cafe culture. Clerkenwell is renowned for its Micheline starred restaurants, gastropubs, delicious street markets, and fantastic transport links. St Paul’s, Smithfields, the City and its financial district are all within walking distance to the south, whilst the Barbican Centre, with its world-class cultural programme of cinema, music, theatre, talks and exhibitions, is just a short stroll from the apartment.

The closest transport links include Old Street (Northern line and Great Northern trains), Barbican Station (Metropolitan, Hammersmith & City, and Circle lines), and Farringdon (Thameslink and Elizabeth line) which means access to Heathrow, Luton, and Gatwick airport is a simple and easy journey.

## Property Photos

- ![Living Room](/listings/photos/132802562/1479765) - Living Room
- ![Exterior](/listings/photos/132802562/1479766) - Exterior
- ![Living Room](/listings/photos/132802562/1479767) - Living Room
- ![Living Room/Kitchen](/listings/photos/132802562/1479768) - Living Room/Kitchen
- ![Kitchen](/listings/photos/132802562/1479769) - Kitchen
- ![Hallway](/listings/photos/132802562/1479770) - Hallway
- ![Bedroom](/listings/photos/132802562/1479771) - Bedroom
- ![Bedroom](/listings/photos/132802562/1479772) - Bedroom
- ![Bathroom](/listings/photos/132802562/1479773) - Bathroom
- ![Bathroom](/listings/photos/132802562/1479774) - Bathroom
- ![Exterior](/listings/photos/132802562/1479775) - Exterior
- ![Living Room](/listings/photos/132802562/1479776) - Living Room
- ![Living Room](/listings/photos/132802562/1479777) - Living Room
- ![Living Room](/listings/photos/132802562/1479778) - Living Room
- ![Kitchen](/listings/photos/132802562/1479779) - Kitchen
- ![Kitchen](/listings/photos/132802562/1479780) - Kitchen
- ![Bathroom](/listings/photos/132802562/1479781) - Bathroom
- ![Hallway](/listings/photos/132802562/1479782) - Hallway
- ![Bedroom](/listings/photos/132802562/1479783) - Bedroom
- ![Bedroom](/listings/photos/132802562/1479784) - Bedroom
- ![Bedroom](/listings/photos/132802562/1479785) - Bedroom
- ![Bedroom](/listings/photos/132802562/1479786) - Bedroom
- ![Exterior](/listings/photos/132802562/1479787) - Exterior
- ![Exterior](/listings/photos/132802562/1479788) - Exterior

## Floorplans

- ![Floorplan](/listings/photos/132802562/1479789) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/132802562/1479790) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 FLAT 12 GARRETT STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 0TY | £775,000 | 13/07/2023 | Flat |
| 17 FLAT 12 GARRETT STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 0TY | £830,000 | 30/03/2017 | 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 |
|---------|-------|------|------|
| SHAFTESBURY HOUSE FLAT 2 ROSCOE STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8JN | £525,000 | 29/01/2025 | Flat |
| BANNER BUILDINGS, 74 - 84 FLAT 3 BANNER STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8JU | £1,430,000 | 26/05/2023 | Flat |
| COLTASH COURT, 152 FLAT 19 WHITECROSS STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8QL | £322,000 | 05/09/2022 | Flat |
| 86 - 88 FLAT 4 BANNER STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8JU | £755,000 | 18/07/2022 | Flat |
| [Same street] 17 FLAT 9 GARRETT STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 0TY | £650,000 | 17/12/2021 | Flat |
| [Same street] 4 GARRETT STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 0TY | £3,642,741 | 27/09/2021 | Other |
| 90 FLAT 7 BANNER STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8JU | £745,000 | 24/09/2021 | Flat |

**Street average:** £2,146,371 (2 sales)
**Area average:** £755,400 (5 sales)

## Price vs local average

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

- **Local average:** £839,750 (8 Flat, EC1Y, 2024–2026)
- **Deviation:** -5.3%

## Rental Range

*ONS Price Index of Private Rents (Islington). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,559/mo
- **Realistic:** £2,843/mo
- **Optimistic:** £3,127/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/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 |
|------|------|------|------|------|
| 2 Bed Flat, The Triangle, EC1V | £2,600/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Bollinder Place, EC1V | £3,900/mo | 2 | 0.3 miles | OpenRent |

**Average rent: £3,250/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £406,250
- **Target investor price (1%):** £325,000

*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 £3,250/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.4×
- **Monthly cashflow:** £-231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*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.*

- **10y growth:** 126.7%

## House Price Index (HM Land Registry)

*Official index for Islington; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -6.1%
- **5y growth (index):** -2.8%
- **10y growth (index):** 1%

## 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)

Living Room Exterior Living Room Living Room/Kitchen Kitchen Hallway Bedroom Bedroom Bathroom Bathroom Exterior Living Room Living Room Living Room Kitchen Kitchen Bathroom Hallway Bedroom Bedroom Bedroom Bedroom Exterior Exterior

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

76 m²

Last sold

£775,000 Jul 2023

Local average

£839,750 (-5.3%)

Deprivation

Decile 4 (11,377 of 33,755)

Street crime

2493 incidents within 1 mile (May 2026)

Key features

Immaculately presented
Duplex apartment
Gated development
Two large bedrooms
Two bathrooms
Chain free
Close to transport
Walking distance to the City

Description

An immaculately presented apartment, generously proportioned and split over two floors set within a gated complex.

Comprising a chic and stylish L-shaped open-plan reception room with hardwood flooring and fully integrated kitchen. A useful WC is located under the stairs whilst upstairs there are two healthily proportioned bedrooms with built-in wardrobes and newly fitted carpets. The main bedroom benefits from an en-suite shower room whilst there is a three-piece family bathroom off the landing.

This beautifully presented apartment is offered chain free and will make an ideal home, pied-a-terre, or rental investment!

Garrett Street is located just off Whitecross Street and is renowned for the numerous delicious “pop-up" street food stalls and cafe culture. Clerkenwell is renowned for its Micheline starred restaurants, gastropubs, delicious street markets, and fantastic transport links. St Paul’s, Smithfields, the City and its financial district are all within walking distance to the south, whilst the Barbican Centre, with its world-class cultural programme of cinema, music, theatre, talks and exhibitions, is just a short stroll from the apartment.

The closest transport links include Old Street (Northern line and Great Northern trains), Barbican Station (Metropolitan, Hammersmith & City, and Circle lines), and Farringdon (Thameslink and Elizabeth line) which means access to Heathrow, Luton, and Gatwick airport is a simple and easy journey.

Listed by

Clerkenwell

Leaders and Romans Group

Reference: 132802562

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

-7% since 2017

Event	Date	Price	% change
Sold	13/07/2023 (3 years ago)	£775,000	-6.6%
Sold	30/03/2017 (9 years ago)	£830,000	—

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
SHAFTESBURY HOUSE FLAT 2 ROSCOE STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8JN	£525,000	29/01/2025	Flat
BANNER BUILDINGS, 74 - 84 FLAT 3 BANNER STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8JU	£1,430,000	26/05/2023	Flat
COLTASH COURT, 152 FLAT 19 WHITECROSS STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8QL	£322,000	05/09/2022	Flat
86 - 88 FLAT 4 BANNER STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8JU	£755,000	18/07/2022	Flat
Same street 17 FLAT 9 GARRETT STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 0TY	£650,000	17/12/2021	Flat
Same street 4 GARRETT STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 0TY	£3,642,741	27/09/2021	Other
90 FLAT 7 BANNER STREET, LONDON, ISLINGTON, GREATER LONDON, EC1Y 8JU	£745,000	24/09/2021	Flat

Street average: £2,146,371 (2 sales)

Area average: £755,400 (5 sales)

Capital growth trend

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

10y growth 126.7%

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

1y (index) -6.1%

5y (index) -2.8%

10y (index) 1%

Company ownership

Registered legal owner is a company.

Company-owned (Overseas company)

Company: SOCIETE CIVILE PERINVEST

Rental Range

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

Low £2,559/mo

Realistic £2,843/mo

Optimistic £3,127/mo

Based on Local Authority from postcode lookup → Islington.

LHA (30th percentile) floor for Central London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EC1Y 0TY

Nearby

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

Type	Name	Distance
Shop	Modern Nails	0.0 miles
Shop	Quest Technologies	0.0 miles
Bus stop	St Luke's Music Education Centre	0.1 miles
University	St Bartholomew's and the Royal London School of Medicine and Dentistry	0.3 miles
Train station	Old Street	0.3 miles
Train station	Barbican	0.3 miles
University	Bayes Business School	0.4 miles
Hospital	Moorfields at Hoxton	0.8 miles
Hospital	Medlabs Diagnostics	0.8 miles

Street-level crime

Category	Count
Violence and sexual offences	410
Shoplifting	408
Theft from the person	393
Anti-social behaviour	369
Other theft	300
Public order	122
Burglary	102
Bicycle theft	98
Robbery	93
Drugs	79
Vehicle crime	77
Criminal damage and arson	17
Other crime	15
Possession of weapons	10
Total incidents	2493

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
City of London Primary Academy, Islington	Primary	0.1 miles	Outstanding — 4 Dec 2019
Prior Weston Primary School and Children's Centre	Primary	0.2 miles	Good — 19 Oct 2022
St Luke's CofE Primary School	Primary	0.2 miles	Good — 19 Dec 2013
Dallington School	Other	0.3 miles	Requires improvement — 30 Jan 2022
St Peter and St Paul Catholic Primary School	Primary	0.3 miles	Good — 28 Sep 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
2 Bed Flat, The Triangle, EC1V	£2,600/mo	2	0.3 miles	OpenRent
2 Bed Flat, Bollinder Place, EC1V	£3,900/mo	2	0.3 miles	OpenRent

Average rent: £3,250/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £406,250

Target investor price (1%) £325,000

Gross yield 4.9%

Cost-to-rent ratio 20.4×

Monthly cashflow £-231/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.2%

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).