# 2 bedroom apartment for sale (E9 5SZ) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 403, 14 WHITE POST LANE, LONDON, GREATER LONDON E9 5SZ | | Price | £600,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Last sold | £575,000 Dec 2023 | ## Description 2 bed apartment in the heart of Hackney Wick **Description** Occupying the top floor of the highly sought-after Bagel Factory development in the heart of Hackney Wick, this impressive two-bedroom, two-bathroom apartment offers stylish contemporary living with exceptional natural light and outdoor space on both sides of the property, as well as access to a shared rooftop terrace. Thoughtfully designed throughout, the apartment features a spacious open-plan living and dining area with floor-to-ceiling windows and direct access to a private balcony, creating an ideal space for both relaxing and entertaining. A modern fitted kitchen sits seamlessly within the living space, finished with sleek cabinetry and integrated appliances. Both bedrooms are well proportioned doubles, with the principal bedroom benefiting from an en suite shower room and access to a second private balcony. A further contemporary bathroom and excellent built-in storage complete the accommodation. Residents of The Bagel Factory enjoy the benefit of a concierge service, on-site gym facilities, access to a shared rooftop terrace, and beautifully maintained communal areas, all set within one of East London’s most vibrant and creative neighbourhoods. Hackney Wick Overground Station, Victoria Park and the Queen Elizabeth Olympic Park are all within easy walking distance, alongside an array of independent cafés, breweries, canalside bars and restaurants. **Location** Standing proud in the heart of Hackney Wick is Bagel Factory, a flagship collection of unique warehouse style apartments spread across an impressive three building complex. Celebrating the industrious history of the area, Bagel Factory’s design perfectly fuses old with new, as art deco features are given a contemporary twist in a development set to be synonymous with the future of Hackney Wick. The development offers the highest of living standards with onsite concierge, gym and multiple roof gardens. Hackney Wick and neighbouring Fish Island offer a fantastic array of popular bars and cafes, many with al fresco space. The Regent's Canal links the area with Victoria Park in one direction and down towards the River Lea and Olympic Village in the other. The area is well connected transport wise, with Hackney Wick Overground and frequent buses to many parts of the City. Square Footage: 820 sq ft Leasehold with approximately 242 years remaining. ## Property Photos - ![Reception/Kitchen](/listings/photos/88373361/2066159) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/88373361/2066160) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/88373361/2066161) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/88373361/2066162) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/88373361/2066163) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/88373361/2066164) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/88373361/2066165) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/88373361/2066166) - Reception/Kitchen - ![Hallway](/listings/photos/88373361/2066167) - Hallway - ![Bedroom](/listings/photos/88373361/2066168) - Bedroom - ![Bedroom](/listings/photos/88373361/2066169) - Bedroom - ![Bedroom](/listings/photos/88373361/2066170) - Bedroom - ![Bedroom](/listings/photos/88373361/2066171) - Bedroom - ![Bedroom](/listings/photos/88373361/2066172) - Bedroom - ![Bathroom](/listings/photos/88373361/2066173) - Bathroom - ![Bathroom](/listings/photos/88373361/2066174) - Bathroom - ![Terrace](/listings/photos/88373361/2066175) - Terrace - ![Terrace](/listings/photos/88373361/2066176) - Terrace - ![Terrace](/listings/photos/88373361/2066177) - Terrace - ![Terrace](/listings/photos/88373361/2066178) - Terrace - ![Views](/listings/photos/88373361/2066179) - Views - ![Views](/listings/photos/88373361/2066180) - Views - ![Exterior](/listings/photos/88373361/2066182) - Exterior - ![Exterior](/listings/photos/88373361/2066183) - Exterior - ![Exterior](/listings/photos/88373361/2066184) - Exterior - ![Exterior](/listings/photos/88373361/2066185) - Exterior - ![Roof Terrace](/listings/photos/88373361/2066186) - Roof Terrace - ![Gyn](/listings/photos/88373361/2066187) - Gyn - ![Concierge](/listings/photos/88373361/2066188) - Concierge ## Floorplans - ![Floorplan](/listings/photos/88373361/2066189) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/88373361/2066190) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 14 FLAT 403 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £575,000 | 18/12/2023 | Flat | | 14 FLAT 403 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £600,000 | 14/05/2019 | 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 | |---------|-------|------|------| | HATCH BUILDING FLAT 26 BERKSHIRE ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5TU | £470,000 | 12/12/2025 | Flat | | BIGGS SQUARE FLAT 59 FELSTEAD STREET, LONDON, HACKNEY, GREATER LONDON, E9 5DS | £170,000 | 28/11/2025 | Flat | | 123D CADOGAN TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5HP | £285,000 | 24/11/2025 | Flat | | CURIE HOUSE FLAT 76 WALLIS ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5TF | £445,000 | 18/11/2025 | Flat | | [Same street] 2 FLAT 401 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £405,001 | 31/10/2024 | Flat | | [Same street] 8 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £720,000 | 01/03/2024 | Flat | | BIGGS SQUARE FLAT 42 FELSTEAD STREET, LONDON, HACKNEY, GREATER LONDON, E9 5DS | £390,000 | 20/12/2023 | Flat | | [Same street] 2 FLAT 211 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £420,000 | 24/11/2023 | Flat | | AGATE HOUSE FLAT 12 WALLIS ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5TB | £175,000 | 10/11/2023 | Flat | | [Same street] 10 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £720,000 | 15/09/2023 | Flat | | 6 FLAT 304 HEPSCOTT ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5HB | £480,000 | 23/08/2023 | Flat | | 68 FLAT C CADOGAN TERRACE, LONDON, HACKNEY, GREATER LONDON, E9 5EQ | £385,000 | 23/08/2023 | Flat | | [Same street] 2 FLAT 508 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £640,000 | 03/08/2023 | Flat | | 6 FLAT 303 HEPSCOTT ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5HB | £515,000 | 24/03/2023 | Flat | | 73 CADOGAN TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5HP | £950,000 | 20/01/2023 | Flat | | [Same street] 2 FLAT 210 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £590,000 | 16/12/2022 | Flat | | 6 FLAT 203 HEPSCOTT ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5HB | £465,000 | 16/12/2022 | Flat | | 109A CADOGAN TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5HP | £662,000 | 16/12/2022 | Flat | | 2 FLAT 4 PRINCE EDWARD ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5NN | £580,000 | 08/12/2022 | Flat | | [Same street] 2 FLAT 204 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £416,000 | 25/11/2022 | Flat | | CURIE HOUSE FLAT 53 WALLIS ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5TF | £820,000 | 26/10/2022 | Flat | | CURIE HOUSE FLAT 60 WALLIS ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5TF | £700,000 | 21/10/2022 | Flat | | CURIE HOUSE FLAT 1 WALLIS ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5TF | £662,000 | 20/10/2022 | Flat | | 80B CADOGAN TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5HP | £380,000 | 14/10/2022 | Flat | | 19 FLAT 301 ROTHBURY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5PB | £675,000 | 06/10/2022 | Flat | | CURIE HOUSE FLAT 25 WALLIS ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5TF | £695,000 | 26/09/2022 | Flat | | 111B CADOGAN TERRACE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5HP | £310,000 | 23/09/2022 | Flat | | [Same street] 22 FLAT 305 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £480,000 | 15/07/2022 | Flat | | [Same street] 22 FLAT 302 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £670,000 | 23/05/2022 | Flat | | [Same street] 2 FLAT 311 WHITE POST LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E9 5SZ | £415,000 | 23/02/2022 | Flat | **Street average:** £547,600 (10 sales) **Area average:** £510,700 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £448,994 (58 Flat, E9, 2024–2026) - **Deviation:** +33.6% ## 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 Cambridge (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/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 Terraced House, Merriam Avenue, E9 | £2,825/mo | 2 | 0.23 miles | OpenRent | | 2 Bed Flat, Omega Works, E3 | £3,000/mo | 2 | 0.24 miles | OpenRent | | 2 Bed Terraced House, Hampstead Walk, E3 | £3,000/mo | 2 | 0.39 miles | OpenRent | | 2 Bed Penthouse, Wick Lane, E3 | £4,000/mo | 2 | 0.51 miles | OpenRent | | 2 Bed Flat, Triathlon Point, E20 | £2,980/mo | 2 | 0.63 miles | OpenRent | **Average rent: £3,161/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.5% (weak for cashflow) - **Max investor price (0.8%):** £375,000 - **Target investor price (1%):** £300,000 *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 £3,000/mo).* - **Gross yield:** 6% - **Cost-to-rent:** 16.7× - **Monthly cashflow:** £312/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.2% *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.* - **5y growth:** 7.3% - **10y growth:** 10.6% ## House Price Index (HM Land Registry) *Official index for Tower Hamlets; Flats and maisonettes series; as of May 2026.* - **1y growth (index):** -14.7% - **5y growth (index):** -18.7% - **10y growth (index):** -11.1% ## 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)