# 4 bedroom terraced house for sale (E12 6LL) ## Property Details | Key | Value | |-----|-------| | Address | 23 SHAKESPEARE CRESCENT, LONDON, GREATER LONDON E12 6LL | | Price | £525,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: 1900-1929 | | Floor area | 88 m² | | Last sold | £118,000 Oct 2000 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 18/04/2036 - **Current heating cost:** £1,110/year - **Est. upgrade cost to C:** £26,800 ### Recommendations - A2 (£900 - £1,200) - Q (£7,500 - £11,000) - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0943-0204-5306-6102-6904) ## Description Barrain London is pleased to introduce this well-maintained 4 bedroom home in Manor Park on the popular Poets Estate -- just a 7 minute walk to East Ham underground station! Extended to the rear, the ground floor layout comprises a spacious lounge-diner-kitchen area, a double bedroom and a family bathroom. Another 2 double bedrooms are on the first floor, with a large single bedroom and another family bathroom. Together with a well-maintained garden, this home has a great balance between living and sleeping space and is perfect for a large family! ******NO ONWARD CHAIN, get moved in fast! ******Excellent junior & senior schools: Dersingham Primary, Kensington Primary, Plashet School Shakespeare Crescent is very well connected with greater London by the District/ Circle/ Hammersmith & City lines (East Ham station), or the Overground Suffragette line (Woodgrange station) & Elizabeth Line (Manor Park station). Whether commuting to work in Stratford (20 minutes) or the City (30 minutes), or shopping in Oxford Street or going to a West End show (both 45 minutes) or flying out of Heathrow (60 minutes), that is convenience! But Manor Park and East Ham have a lot to offer locally, too, from the shops on vibrant High Street North, to Costa and Starbucks coffee shops, and the many varied eateries. Nearby also find Lidl, Iceland & Sainsburys. This property is a great opportunity for a large busy family. Please call Barrain London to arrange your private viewing. ## Property Photos - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446473) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446474) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446475) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446477) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446478) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446479) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446480) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446482) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446484) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446485) - Shakespeare Crescent, E12 - 3 Bed House For Sale B - ![Shakespeare Crescent, E12 - 3 Bed House For Sale B](/listings/photos/170593517/446486) - Shakespeare Crescent, E12 - 3 Bed House For Sale B ## Floorplans - ![Shakespeare Floor Plan](/listings/photos/170593517/446487) - Shakespeare Floor Plan ## EPC Graphs - ![EE Rating](/listings/photos/170593517/446489) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £118,000 | 31/10/2000 | 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 | |---------|-------|------|------| | 153 ALTMORE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 2BT | £667,500 | 12/12/2025 | Terraced | | 49 SIBLEY GROVE, LONDON, NEWHAM, GREATER LONDON, E12 6SD | £475,000 | 10/12/2025 | Terraced | | 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 | | 50 GLADSTONE AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NS | £600,000 | 10/06/2025 | Terraced | | 40 GLADSTONE AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NS | £650,000 | 28/03/2025 | 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 | | 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 | | 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 | | 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 | **Area average:** £499,487 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £517,036 (28 Terraced, E12, 2024–2026) - **Deviation:** +1.5% ## 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):** £1,047/mo ## 1% Rule - **Rent ratio:** 0.37% (weak for cashflow) - **Max investor price (0.8%):** £239,750 - **Target investor price (1%):** £191,800 *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:** £5,966/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:** 10.9% ## 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)