# 2 bedroom flat for sale (E8 1HA) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, 308A, MARE STREET, LONDON, GREATER LONDON E8 1HA | | Price | £290,000 | | Bedrooms | 2 | | Construction age | England and Wales: before 1900 | | Floor area | 54 m² | | Last sold | £431,000 Jul 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 22/10/2028 - **Current heating cost:** £400/year - **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/9689-2887-6806-9728-9171) ## Description Guide Price 290,000-310,000. Ideally located in buzzing central Hackney, we are pleased to offer this contemporary two bedroom flay within a period building. The property features include a modern kitchen, oak wood flooring and a private roof terrace. The open spaces, cafes and bars of London Fields and Broadway Market are just a stroll away. Great rail and bus links are also on your door step. **Entrance** Via communal entrance, stairs to first floor to own private front door leading to inner hallway with carpeted flooring, built-in storage cupboard, doors to- **Reception 20` x 16`2 (6.1m x 4.9m)** Double glazed windows to front aspect, oak wood flooring, wall mounted radiators, open plan to:- **Kitchen** Fitted with a range of wall and base units, one and half drainer sink unit, integrated oven, hob and extractor, part tiled walls, double glazed window to front aspect. **Bedroom One 16`10 x 9`8 (5.1m x 2.9m)** Double glazed window to side aspect, carpeted flooring, built-in wardrobe, wall mounted radiator, patio doors to:- **Roof Terrace 12`1 x 9`6 (3.7m x 2.9m)** Decked terrace. **Bedroom Two 10`9 x 6`9 (3.3m x 2.1m)** Double glazed window to rear aspect, carpeted flooring, cupboard housing wall mounted boiler. **Bathroom 6`4 x 5`7 (1.9m x 1.7m)** Modern bathroom comprising a deep panelled bath with shower attachment, wash hand basin with mixer taps, low level w.c, heated towel rail, tiled walls, vinyl flooring, extractor fan. Felicity J. Lord 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/31489138/1318032) - ![Photo](/listings/photos/31489138/1318034) - ![Photo](/listings/photos/31489138/1318036) - ![Photo](/listings/photos/31489138/1318037) - ![Photo](/listings/photos/31489138/1318039) - ![Photo](/listings/photos/31489138/1318041) - ![Photo](/listings/photos/31489138/1318043) ## Floorplans - ![Floorplan 1](/listings/photos/31489138/1318045) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 308A FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £431,000 | 22/07/2022 | Flat | | 308A FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £287,500 | 23/12/2011 | 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 | | 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 | | 118 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6PG | £185,000 | 24/02/2023 | 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 | | 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 | | 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 | | QUESTED COURT FLAT 2 BRETT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1JS | £350,000 | 16/02/2022 | Flat | | 221 FLAT 1 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £812,500 | 27/01/2022 | Flat | | 221 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £588,000 | 14/12/2021 | Flat | | COLONNADES APARTMENTS, 35 APARTMENT 27 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP | £855,000 | 09/12/2021 | Flat | | 38 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6NS | £276,000 | 18/11/2021 | Flat | | [Same street] 308A FLAT 5 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £310,000 | 20/08/2021 | Flat | **Street average:** £499,167 (3 sales) **Area average:** £510,275 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £561,936 (70 Flat, E8, 2024–2026) - **Deviation:** -48.4% ## 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:** 0.9% (okay) - **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:** £5,370/m² ## 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)