# 2 bedroom flat for sale (E14 3FD) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 89, 416 MANCHESTER ROAD, LONDON, GREATER LONDON E14 3FD | | Price | £425,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Construction age | England and Wales: 1996-2002 | | Floor area | 89 m² | | Last sold | £420,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 14/07/2032 - **Current heating cost:** £338/year - **Est. upgrade cost to C:** £2,155 ### Recommendations - L2 (£1,200 - £1,800) - Y (£585 - £725) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0080-2095-5630-2792-6071) ## Description This luxurious 2 bedroom flat is situated on the Raised Ground floor of an exclusive Riverside development and benefits from contemporary interiors, spacious accommodation, underground Parking and a Porter. Transport links close to the property include Blackwall Station (DLR services) and Crossharbour Station (DLR services). For the motorist, the property's location provides quick and easy access to the A1206, A12, A13 and Blackwall Tunnel. Please use the reference CHPK3288299 when contacting Foxtons. ## Property Photos - ![Photo](/listings/photos/155190527/1213374) - ![Photo](/listings/photos/155190527/1213375) - ![Photo](/listings/photos/155190527/1213376) - ![Photo](/listings/photos/155190527/1213377) - ![Photo](/listings/photos/155190527/1213378) - ![Photo](/listings/photos/155190527/1213379) - ![Photo](/listings/photos/155190527/1213380) - ![Photo](/listings/photos/155190527/1213381) - ![Photo](/listings/photos/155190527/1213382) - ![Photo](/listings/photos/155190527/1213383) - ![Photo](/listings/photos/155190527/1213384) - ![Photo](/listings/photos/155190527/1213385) - ![Photo](/listings/photos/155190527/1213386) - ![Photo](/listings/photos/155190527/1213387) ## Floorplans - ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/155190527/1213388) - Floorplan area for info only, not for £/sq. ft valuation - ![Floorplan 2](/listings/photos/155190527/1213389) - Floorplan 2 ## EPC Graphs - ![EER](/listings/photos/155190527/1213390) - EER ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 416 FLAT 89 MANCHESTER ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3FD | £420,000 | 20/03/2026 | Flat | | 416 FLAT 89 MANCHESTER ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3FD | £186,995 | 26/03/1999 | 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 | |---------|-------|------|------| | 416 FLAT 14 MANCHESTER ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3FD | £637,500 | 12/11/2025 | Flat | | 8 APARTMENT 308 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £621,000 | 22/04/2025 | Flat | | DOLLAR BAY POINT, 3 FLAT 2104 DOLLAR BAY PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9AD | £900,000 | 31/03/2025 | Flat | | 8 APARTMENT 707 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £940,000 | 31/03/2025 | Flat | | 8 APARTMENT 508 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £608,000 | 28/02/2025 | Flat | | 30 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £495,000 | 15/08/2024 | Flat | | 33 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £475,000 | 15/08/2024 | Flat | | 34 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £435,000 | 15/08/2024 | Flat | | 50 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £425,000 | 15/08/2024 | Flat | | 63 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £900,000 | 15/08/2024 | Flat | | 24 MERIDIAN PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FE | £485,000 | 15/08/2024 | Flat | | 8 APARTMENT 305 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £811,200 | 21/12/2023 | Flat | | 8 APARTMENT 201 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £715,200 | 21/12/2023 | Flat | | 8 APARTMENT 203 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £1,050,000 | 21/12/2023 | Flat | | 8 APARTMENT 501 HARBORD SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9QH | £755,000 | 20/12/2023 | Flat | | QUEEN OF THE ISLE APARTMENTS, 1 FLAT 13 EAST FERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3NY | £510,000 | 18/12/2023 | Flat | | 19 FLAT 3 COLD HARBOUR, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9NS | £518,000 | 16/10/2023 | Flat | | QUEEN OF THE ISLE APARTMENTS, 1 FLAT 11 EAST FERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3NY | £460,000 | 04/08/2023 | Flat | | WILLOW HOUSE, 8 FLAT 201 RIVER BARGE CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3PJ | £418,000 | 28/07/2023 | Flat | | LOTUS HOUSE, 35 FLAT 804 OVEX CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 3PP | £520,000 | 28/07/2023 | Flat | **Area average:** £633,945 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £506,875 (241 Flat, E14, 2024–2026) - **Deviation:** -16.2% ## Rental Range *ONS Price Index of Private Rents (Tower Hamlets). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,177/mo - **Realistic:** £2,419/mo - **Optimistic:** £2,661/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 ## 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 Maisonette, Montford House, E14 | £2,195/mo | 2 | 0.25 miles | OpenRent | | 2 Bed Flat, Van Gogh Court, E14 | £2,350/mo | 2 | 0.39 miles | OpenRent | | 2 Bed Flat, Cadnam Lodge, E14 | £1,950/mo | 2 | 0.45 miles | OpenRent | **Average rent: £2,165/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.52% (weak for cashflow) - **Max investor price (0.8%):** £274,375 - **Target investor price (1%):** £219,500 *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 £2,195/mo).* - **Gross yield:** 6.2% - **Cost-to-rent:** 16.1× - **Monthly cashflow:** £277/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.7% *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).* ## Price per Square Metre - **£/m²:** £4,775/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -29.7% - **10y growth:** -2.9% ## House Price Index (HM Land Registry) *Official index for Tower Hamlets; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -12.8% - **5y growth (index):** -17.7% - **10y growth (index):** -9.6% ## 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)