# Studio apartment for sale (E1W 2AR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 26, 1 EMERY WAY, LONDON, GREATER LONDON E1W 2AR |
| Price | £550,000 |
| Bathrooms | 1 |
| Council tax | E |
| Last sold | £548,001 Jun 2020 |

## Description

The studio is finished to an extremely high standard and comes with state of the art fixtures and fittings. These include branded appliances such as a full height fridge/freezer; composite stone finishes; bespoke fitted wardrobes; underfloor heating and wireless internet connectivity.

The development benefits from having on-site premium hotel style facilities. These include a 24 concierge and a private residents' club with access to a Health and Fitness Suite including a Swimming Pool, Spa Facilities, Gym, Cinema, Squash Court.

Council Tax Band: E

Tenure: Leasehold

## Property Photos

- ![Photo](/listings/photos/174372617/1787646)
- ![Photo](/listings/photos/174372617/1787649)
- ![Photo](/listings/photos/174372617/1787650)
- ![Photo](/listings/photos/174372617/1787651)
- ![Photo](/listings/photos/174372617/1787652)
- ![Photo](/listings/photos/174372617/1787653)
- ![Photo](/listings/photos/174372617/1787660)
- ![Photo](/listings/photos/174372617/1787662)
- ![Photo](/listings/photos/174372617/1787664)
- ![Photo](/listings/photos/174372617/1787666)
- ![Photo](/listings/photos/174372617/1787669)
- ![Photo](/listings/photos/174372617/1787670)

## EPC Graphs

- ![EPC](/listings/photos/174372617/1787672) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 FLAT 26 EMERY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AR | £548,001 | 15/06/2020 | 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 |
|---------|-------|------|------|
| COUNTER HOUSE, 5 APARTMENT 604 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AE | £1,000,000 | 07/01/2026 | Flat |
| 1 FLAT 71 EMERY WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AS | £440,000 | 30/06/2025 | Flat |
| 23 FLAT 202 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £1,050,000 | 22/11/2024 | Flat |
| ARIEL HOUSE, 144 APARTMENT 204 VAUGHAN WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AG | £620,000 | 04/10/2023 | Flat |
| ADMIRALTY HOUSE, 150 APARTMENT 1102 VAUGHAN WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AH | £1,285,000 | 08/03/2023 | Flat |
| ADMIRALTY HOUSE, 150 APARTMENT 105 VAUGHAN WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AH | £950,000 | 21/12/2022 | Flat |
| HARLEQUIN COURT, 6 FLAT 71 THOMAS MORE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 1AR | £2,500,000 | 15/09/2022 | Flat |
| 23 FLAT 905 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £1,272,700 | 14/09/2022 | Flat |
| COUNTER HOUSE, 5 APARTMENT 606 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AE | £1,250,000 | 05/09/2022 | Flat |
| 23 FLAT 206 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £985,000 | 15/08/2022 | Flat |
| 19 DOCK STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 8JN | £755,000 | 01/07/2022 | Flat |
| ADMIRALTY HOUSE, 150 APARTMENT 705 VAUGHAN WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AH | £1,260,000 | 10/06/2022 | Flat |
| 23 FLAT 1002 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £1,360,000 | 26/05/2022 | Flat |
| 23 FLAT 1102 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £1,420,000 | 31/03/2022 | Flat |
| 23 FLAT 702 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £1,284,101 | 28/03/2022 | Flat |
| ADMIRALTY HOUSE, 150 APARTMENT 507 VAUGHAN WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AH | £874,000 | 24/03/2022 | Flat |
| 23 FLAT 1101 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £1,214,000 | 10/03/2022 | Flat |
| 23 FLAT 1103 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £1,195,000 | 02/02/2022 | Flat |
| 23 FLAT 904 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £840,000 | 19/01/2022 | Flat |
| 23 FLAT 802 GAUGING SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1W 2AW | £1,274,625 | 14/01/2022 | Flat |

**Area average:** £1,141,471 (20 sales)

## Price vs local average

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

- **Local average:** £842,271 (83 Flat, E1W, 2024–2026)
- **Deviation:** -34.7%

## Rental Range

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

- **Low:** £2,195/mo
- **Realistic:** £2,439/mo
- **Optimistic:** £2,683/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Gauging Square, E1W | £4,100/mo | 2 | 0.09 miles | OpenRent |
| 1 Bed Flat, Tradewinds Court, E1W | £2,500/mo | 1 | 0.12 miles | OpenRent |
| 2 Bed Maisonette, Tradewinds Court, E1W | £3,250/mo | 2 | 0.12 miles | OpenRent |
| 1 Bed Flat, East Smithfield, E1W | £2,100/mo | 1 | 0.16 miles | OpenRent |
| 2 Bed Penthouse, Pennington Court, E1W | £2,405/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Hindmarsh Place, E1 | £2,500/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Mews St, E1W | £3,450/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Back Church Lane, E1 | £3,141/mo | 2 | 0.24 miles | OpenRent |
| 3 Bed Flat, Everard House, E1 | £2,800/mo | 3 | 0.28 miles | OpenRent |
| 1 Bed Flat, Mansell St, E1 | £2,300/mo | 1 | 0.3 miles | OpenRent |

**Average rent: £2,855/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £331,250
- **Target investor price (1%):** £265,000

*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 £2,650/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.3×
- **Monthly cashflow:** £194/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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:** -26.1%
- **10y growth:** -0.8%

## House Price Index (HM Land Registry)

*Official index for Tower Hamlets; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -13.2%
- **5y growth (index):** -16.9%
- **10y growth (index):** -6.4%

## 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)