Sold STC Flat

FLAT 7

8 CLISSOLD ROAD, LONDON, GREATER LONDON N16 9EU

2 beds 1 baths 624 sq ft Listed 8 Mar 2024 (-864d)

£575,000

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Property details

Tenure

LEASEHOLD (168 years remaining on lease)

Floor area

58 m²

Council tax band

D

EPC rating

C

Year built

England and Wales: 1996-2002

Last sold

£585,500 May 2024

Price per m²

£9,914/m²

Local average

£532,538 (+8%)

Deprivation

Decile 6 (17,680 of 33,755)

Street crime

1361 incidents within 1 mile (May 2026)

Key features

  • TWO DOUBLE BEDROOMS
  • EXCELLENT LOCATION
  • CLOSE TO CLISSOLD PARK
  • LONG LEASE
  • 18FT LOUNGE
  • NEW KITCHEN
  • CLOSE TO CHURCH STREET
  • IDEAL FIRST TIME BUY

Description

A bright and spacious well presented two double bedroom purpose built apartment located just off Stoke Newington Church Street and moments away from Clissold Park.

The property provides spacious and beautifully presented internal accommodation and measures approximately 728 sq ft, benefiting from wood laminate flooring throughout and neutral décor to suite most tastes. The property comprises of a spacious and well-presented 18ft reception room with French doors onto a Juliet balcony, a newly fitted kitchen as well as two bright, generous double bedrooms both featuring built in wardrobes.

The flat also benefits from a wide hallway with large built in storage cupboard.

The flat is enviably located in a sought-after residential road in Stoke Newington. Close to the popular Stoke Newington Church Street with its boutique shops, restaurants, pubs and coffee shops in one direction and Newington Green Village with its shops, cafes and patisserie in the other. Within easy reach of trendy Dalston and Islington's Upper Street with its wealth of shops, bars and restaurants.

The area offers a vast range of outstanding and good rated primary, secondary schools and nurseries. For recreation, the flat is very close to Clissold Park for picnics and tree climbing, with its playground, tennis courts, paddling pool, Skate Park, animal enclosures and Clissold House. The Clissold Leisure Centre is moments away and Abney Park, the West Reservoir and Castle Climbing Centre and Woodberry Wetlands are also a short distance away.

Listed by

Stoke Newington

Philip Alexander

Reference: 145512701

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 04/01/2017

Expiry date: 03/01/2027

Current heating cost: £269/year

Potential heating cost: £272/year

Est. upgrade cost to C: £25

Recommendations

  • Low energy lighting for all fixed outlets (£25)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

(Floor Plan) Clissold Road.jpg

(Floor Plan) Clissold Road.jpg

Price history

22% since 2022

Event Date Price % change
Sold 24/05/2024 (2 years ago) £585,500 +22%
Sold 16/09/2022 (3 years ago) £480,000 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
LOCKSMITHS COURT, 151 FLAT 3 ALBION ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9JU £535,000 12/12/2025 Flat
MEDWAY HOUSE FLAT 17 CARYSFORT ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9AJ £490,000 21/11/2025 Flat
24 LILIAN CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 0SG £775,000 19/11/2025 Flat
96 - 98 FLAT B SHAKSPEARE WALK, LONDON, HACKNEY, GREATER LONDON, N16 8TA £341,000 22/10/2025 Flat
RED SQUARE, 3 FLAT 106 PIANO LANE, LONDON, HACKNEY, GREATER LONDON, N16 9AY £1,050,000 28/08/2025 Flat
35A CLISSOLD CRESCENT, LONDON, HACKNEY, GREATER LONDON, N16 9AR £560,000 28/06/2024 Flat
143 FLAT 4 ALBION ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9JU £735,000 08/12/2023 Flat
174 FLAT 4 ALBION ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9JR £444,648 27/10/2023 Flat
176 ALBION ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9JR £1,150,000 17/10/2023 Flat
96 - 98 FLAT C SHAKSPEARE WALK, LONDON, HACKNEY, GREATER LONDON, N16 8TA £360,000 15/09/2023 Flat
84 FLAT E MILTON GROVE, STOKE NEWINGTON, LONDON, HACKNEY, GREATER LONDON, N16 8QY £740,000 14/08/2023 Flat
14A ALBION GROVE, LONDON, HACKNEY, GREATER LONDON, N16 8RG £695,000 07/06/2023 Flat
2 FLAT 6 ALBION GROVE, LONDON, HACKNEY, GREATER LONDON, N16 8RG £495,000 22/12/2022 Flat
Same street 10 FLAT 1 CLISSOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9EU £640,000 13/12/2022 Flat
RED SQUARE, 3 FLAT 88 PIANO LANE, LONDON, HACKNEY, GREATER LONDON, N16 9AY £630,000 09/12/2022 Flat
157 FLAT 10 CHURCH WALK, LONDON, HACKNEY, GREATER LONDON, N16 8QA £600,000 09/12/2022 Flat
10A ALBION GROVE, LONDON, HACKNEY, GREATER LONDON, N16 8RG £970,000 07/12/2022 Flat
ATHELSTAN HOUSE FLAT 12 LONDESBOROUGH ROAD, LONDON, HACKNEY, GREATER LONDON, N16 8RW £525,470 18/11/2022 Flat
96 - 98 FLAT G SHAKSPEARE WALK, LONDON, HACKNEY, GREATER LONDON, N16 8TA £450,000 09/11/2022 Flat
93 MILTON GROVE, STOKE NEWINGTON, LONDON, HACKNEY, GREATER LONDON, N16 8QX £875,000 13/10/2022 Flat
RED SQUARE, 3 FLAT 45 PIANO LANE, LONDON, HACKNEY, GREATER LONDON, N16 9AW £720,000 10/10/2022 Flat
Same street 4 CLISSOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9EU £715,000 18/05/2022 Flat
Same street 10 FLAT 4 CLISSOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9EU £250,000 04/03/2022 Flat

Street average: £535,000 (3 sales)

Area average: £657,056 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -0.8%
10y growth 4.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Hackney. Series: Flats and maisonettes. As of April 2026.

1y (index) 0.6%
5y (index) 4.4%
10y (index) 8.2%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: LONDON & QUADRANT HOUSING TRUST (30441R)

Rental Range

Estimated market rent for Hackney. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,360/mo
Realistic £2,622/mo
Optimistic £2,884/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N16 9EU

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Shop Albion Food & Wine 0.0 miles
Shop Mother Earth 0.0 miles
Bus stop Clissold Crescent 0.1 miles
Train station Rectory Road 0.7 miles
Train station Stoke Newington 0.7 miles
Hospital Moorfields at Hoxton 1.6 miles
University University of Wales Trinity Saint David London 1.7 miles
University Paris Dauphine University - London Campus 2.1 miles
Hospital Medlabs Diagnostics 2.8 miles

Street-level crime

Category Count
Violence and sexual offences 356
Anti-social behaviour 292
Theft from the person 141
Other theft 106
Shoplifting 98
Public order 91
Vehicle crime 70
Drugs 52
Bicycle theft 50
Robbery 44
Burglary 37
Other crime 10
Criminal damage and arson 7
Possession of weapons 7
Total incidents 1361

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Stoke Newington School and Sixth Form Secondary 0.1 miles Good — 18 Nov 2013
Betty Layward Primary School Primary 0.1 miles Good — 5 Sep 2014
Grasmere Primary School Primary 0.2 miles Good — 19 Apr 2012
The Garden School Other 0.3 miles — (Inspected (no overall grade))
St Mary's Church of England Primary School, Stoke Newington Primary 0.3 miles Good — 15 Jun 2023

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, Ferntower Road, N5 £3,200/mo 2 0.48 miles OpenRent

Average rent: £3,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.56%
Max investor price (0.8%) £400,000
Target investor price (1%) £320,000
Gross yield 6.7%
Cost-to-rent ratio 15×
Monthly cashflow £591/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 4.3%
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).
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