# 2 bedroom flat for sale (N16 9EU) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 7, 8 CLISSOLD ROAD, LONDON, GREATER LONDON N16 9EU | | Price | £575,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1996-2002 | | Floor area | 58 m² | | Last sold | £585,500 May 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 03/01/2027 - **Current heating cost:** £269/year - **Est. upgrade cost to C:** £25 ### Recommendations - E (£25) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0448-6004-7209-4793-3924) ## 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. ## Property Photos - ![Clissold Road (4).jpg](/listings/photos/145512701/1339939) - Clissold Road (4).jpg - ![Clissold Road (15).jpg](/listings/photos/145512701/1339940) - Clissold Road (15).jpg - ![Clissold Road (5).jpg](/listings/photos/145512701/1339941) - Clissold Road (5).jpg - ![Clissold Road (9).jpg](/listings/photos/145512701/1339942) - Clissold Road (9).jpg - ![Clissold Road (17).jpg](/listings/photos/145512701/1339943) - Clissold Road (17).jpg - ![Clissold Road (18).jpg](/listings/photos/145512701/1339944) - Clissold Road (18).jpg - ![Clissold Road (16).jpg](/listings/photos/145512701/1339945) - Clissold Road (16).jpg - ![Clissold Road (3).jpg](/listings/photos/145512701/1339946) - Clissold Road (3).jpg - ![Clissold Road (19).jpg](/listings/photos/145512701/1339947) - Clissold Road (19).jpg - ![Clissold Road (7).jpg](/listings/photos/145512701/1339948) - Clissold Road (7).jpg - ![Clissold Road (23).jpg](/listings/photos/145512701/1339949) - Clissold Road (23).jpg - ![Clissold Road (2).jpg](/listings/photos/145512701/1339950) - Clissold Road (2).jpg - ![Clissold Road (21).jpg](/listings/photos/145512701/1339951) - Clissold Road (21).jpg - ![Clissold Road (20).jpg](/listings/photos/145512701/1339952) - Clissold Road (20).jpg - ![Clissold Road (6).jpg](/listings/photos/145512701/1339953) - Clissold Road (6).jpg - ![Clissold Road (10).jpg](/listings/photos/145512701/1339954) - Clissold Road (10).jpg - ![Clissold Road (12).jpg](/listings/photos/145512701/1339955) - Clissold Road (12).jpg - ![Clissold Road (11).jpg](/listings/photos/145512701/1339956) - Clissold Road (11).jpg - ![Clissold Road (13).jpg](/listings/photos/145512701/1339957) - Clissold Road (13).jpg - ![Clissold Road (14).jpg](/listings/photos/145512701/1339958) - Clissold Road (14).jpg ## Floorplans - ![(Floor Plan) Clissold Road.jpg](/listings/photos/145512701/1339959) - (Floor Plan) Clissold Road.jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 FLAT 7 CLISSOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9EU | £585,500 | 24/05/2024 | Flat | | 8 FLAT 7 CLISSOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 9EU | £480,000 | 16/09/2022 | 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 | |---------|-------|------|------| | 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 | | 157 FLAT 10 CHURCH WALK, LONDON, HACKNEY, GREATER LONDON, N16 8QA | £600,000 | 09/12/2022 | Flat | | RED SQUARE, 3 FLAT 88 PIANO LANE, LONDON, HACKNEY, GREATER LONDON, N16 9AY | £630,000 | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £532,538 (92 Flat, N16, 2024–2026) - **Deviation:** +8% ## Rental Range *ONS Price Index of Private Rents (Hackney). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,360/mo - **Realistic:** £2,622/mo - **Optimistic:** £2,884/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/mo ## 1% Rule - **Rent ratio:** 0.46% (weak for cashflow) - **Max investor price (0.8%):** £327,750 - **Target investor price (1%):** £262,200 *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:** £9,914/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -1.3% - **10y growth:** 3.7% ## House Price Index (HM Land Registry) *Official index for Hackney; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** 0.6% - **5y growth (index):** 4.4% - **10y growth (index):** 8.2% ## 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)