Sold Flat

FLAT 5

308A, MARE STREET, LONDON, GREATER LONDON E8 1HA

1 beds 1 baths 398 sq ft Listed 9 Jan 2017 (-3479d)

£360,000

Reduced on 13 Feb 2017

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# 1 bedroom apartment for sale (E8 1HA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, 308A, MARE STREET, LONDON, GREATER LONDON E8 1HA |
| Price | £360,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 37 m² |
| Last sold | £310,000 Aug 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/02/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £174/year
- **Est. upgrade cost to C:** £30

### Recommendations
- E (£30)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0741-2829-7924-9496-9771)

## Description

Offered to the market with no onward chain is this excellently presented top (third) floor one bedroom apartment. The property is well-proportioned and benefits from a spacious and bright west facing open-plan reception/kitchen/diner, a generous bedroom with large built-in wardrobes and a luxury three piece bathroom suite. The top floor setting lifts the property above the road keeping it quiet and private. The amenities of Hackney Central are on the doorstep whilst the vibrant life, cafés, bars and restaurants of Broadway Market, Dalston and Stoke Newington are all moments away. The open green spaces of London Fields and Victoria Park are within walking distance and numerous local transport links put Shoreditch and the City in easy reach.

## Property Photos

- ![Photo](/listings/photos/57603712/1318031)
- ![Photo](/listings/photos/57603712/1318033)
- ![Photo](/listings/photos/57603712/1318035)
- ![Photo](/listings/photos/57603712/1318038)
- ![Photo](/listings/photos/57603712/1318040)
- ![Photo](/listings/photos/57603712/1318042)

## Floorplans

- ![Floorplan 1](/listings/photos/57603712/1318044) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 308A FLAT 5 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £310,000 | 20/08/2021 | 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 |
|---------|-------|------|------|
| [Same street] 336 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £855,000 | 29/09/2025 | Terraced |
| COLONNADES APARTMENTS, 105 APARTMENT 10 WILTON WAY, LONDON, HACKNEY, GREATER LONDON, E8 1BH | £600,000 | 23/06/2023 | Flat |
| 193B GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £430,000 | 31/05/2023 | Flat |
| 197 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £510,000 | 11/04/2023 | Flat |
| 118 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6PG | £185,000 | 24/02/2023 | Flat |
| 253 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6NT | £425,000 | 14/11/2022 | Flat |
| COLONNADES APARTMENTS, 35 APARTMENT 30 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP | £1,030,000 | 26/10/2022 | Flat |
| APEX HOUSE, 2 FLAT 5 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP | £620,000 | 28/09/2022 | Flat |
| 16 FLAT 3 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX | £550,000 | 22/09/2022 | Flat |
| 16 FLAT 2 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX | £375,000 | 22/09/2022 | Flat |
| 16 FLAT 1 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX | £400,000 | 22/09/2022 | Flat |
| SYLVESTER HOUSE FLAT 60 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1ET | £440,000 | 31/08/2022 | Flat |
| [Same street] 308A FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £431,000 | 22/07/2022 | Flat |
| 203 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £320,000 | 20/07/2022 | Flat |
| 114 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6PG | £190,000 | 23/06/2022 | Flat |
| 221 FLAT 3 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £580,000 | 21/06/2022 | Flat |
| [Same street] 338 FLAT 3 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA | £332,500 | 26/05/2022 | Flat |
| COLONNADES APARTMENTS, 35 APARTMENT 24 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP | £585,000 | 12/05/2022 | Flat |
| 221 FLAT 1 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £812,500 | 27/01/2022 | Flat |
| 221 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £588,000 | 14/12/2021 | Flat |
| COLONNADES APARTMENTS, 35 APARTMENT 27 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP | £855,000 | 09/12/2021 | Flat |
| 38 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6NS | £276,000 | 18/11/2021 | Flat |
| 203 FLAT 3 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE | £350,000 | 27/10/2021 | Flat |

**Street average:** £539,500 (3 sales)
**Area average:** £506,075 (20 sales)

## Price vs local average

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

- **Local average:** £562,428 (69 Flat, E8, 2024–2026)
- **Deviation:** -36%

## 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 Inner East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,436/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 |
|------|------|------|------|------|
| 1 Bed Flat, Graham Road, E8 | £3,500/mo | 1 | 0.07 miles | OpenRent |
| 1 Bed Flat, Graham Road, E8 | £1,900/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, Capel House, E9 | £1,729/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Flat, Graham Road, E8 | £1,900/mo | 1 | 0.42 miles | OpenRent |

**Average rent: £2,257/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £267/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.1%

*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:** £9,730/m²

## Capital growth trend

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

- **5y growth:** 3.8%
- **10y growth:** 18.2%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

37 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£310,000 Aug 2021

Price per m²

£9,730/m²

Local average

£562,428 (-36%)

Deprivation

Decile 3 (9,155 of 33,755)

Street crime

1650 incidents within 1 mile (May 2026)

Key features

Excellently presented top floor flat.
Spacious, bright and well-proportioned.
Open-plan reception/kitchen/diner.
Bedroom with large built-in wardrobes.
Situated above Mare Street keeping the flat quiet and private.
Surrounded by transport links and amenities.
Moments from cafés, bars and restaurants.
Offered to the market with no onward chain.

Additional details

Parking: On street, Permit

Description

Listed by

Hackney

BlakeStanley Estate Agents

Reference: 57603712

EPC Rating & Upgrade Cost

This certificate expired on 10/02/2026. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: C

Inspection date: 11/02/2016

Expiry date: 10/02/2026 (expired)

Current heating cost: £174/year

Potential heating cost: £178/year

Est. upgrade cost to C: £30

Recommendations

Low energy lighting for all fixed outlets (£30)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	20/08/2021 (4 years ago)	£310,000	—

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
Same street 336 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA	£855,000	29/09/2025	Terraced
COLONNADES APARTMENTS, 105 APARTMENT 10 WILTON WAY, LONDON, HACKNEY, GREATER LONDON, E8 1BH	£600,000	23/06/2023	Flat
193B GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE	£430,000	31/05/2023	Flat
197 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE	£510,000	11/04/2023	Flat
118 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6PG	£185,000	24/02/2023	Flat
253 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6NT	£425,000	14/11/2022	Flat
COLONNADES APARTMENTS, 35 APARTMENT 30 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP	£1,030,000	26/10/2022	Flat
APEX HOUSE, 2 FLAT 5 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP	£620,000	28/09/2022	Flat
16 FLAT 3 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX	£550,000	22/09/2022	Flat
16 FLAT 2 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX	£375,000	22/09/2022	Flat
16 FLAT 1 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX	£400,000	22/09/2022	Flat
SYLVESTER HOUSE FLAT 60 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1ET	£440,000	31/08/2022	Flat
Same street 308A FLAT 1 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA	£431,000	22/07/2022	Flat
203 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE	£320,000	20/07/2022	Flat
114 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6PG	£190,000	23/06/2022	Flat
221 FLAT 3 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE	£580,000	21/06/2022	Flat
Same street 338 FLAT 3 MARE STREET, LONDON, HACKNEY, GREATER LONDON, E8 1HA	£332,500	26/05/2022	Flat
COLONNADES APARTMENTS, 35 APARTMENT 24 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP	£585,000	12/05/2022	Flat
221 FLAT 1 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE	£812,500	27/01/2022	Flat
221 FLAT 2 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE	£588,000	14/12/2021	Flat
COLONNADES APARTMENTS, 35 APARTMENT 27 SYLVESTER ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1EP	£855,000	09/12/2021	Flat
38 TRELAWNEY ESTATE, LONDON, HACKNEY, GREATER LONDON, E9 6NS	£276,000	18/11/2021	Flat
203 FLAT 3 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1PE	£350,000	27/10/2021	Flat

Street average: £539,500 (3 sales)

Area average: £506,075 (20 sales)

Capital growth trend

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

5y growth 3.8%

10y growth 18.2%

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%

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 Inner East London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E8 1HA

Nearby

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

Type	Name	Distance
Shop	Tome Records	0.0 miles
Shop	Grapes & Hops	0.0 miles
Bus stop	Hackney Central / Mare Street	0.0 miles
Bus stop	Trelawney Estate	0.0 miles
Train station	Hackney Central	0.1 miles
Train station	Hackney Downs	0.3 miles
Hospital	Moorfields at Hoxton	1.7 miles
University	University of Wales Trinity Saint David London	1.9 miles
University	Arden University Stratford Campus	1.9 miles
Hospital	Medlabs Diagnostics	3.0 miles

Street-level crime

Category	Count
Violence and sexual offences	424
Anti-social behaviour	333
Shoplifting	198
Theft from the person	148
Other theft	112
Public order	104
Vehicle crime	78
Drugs	63
Burglary	62
Robbery	55
Bicycle theft	52
Other crime	8
Possession of weapons	8
Criminal damage and arson	5
Total incidents	1650

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
The Urswick School - A Church of England Secondary School	Secondary	0.1 miles	Good — 25 Jan 2024
Morningside Primary School	Primary	0.2 miles	Outstanding — 20 Jul 2017
St John and St James CofE Primary School	Primary	0.2 miles	Outstanding — 12 Jun 2024
The Olive School, Hackney	Primary	0.3 miles	Outstanding — 10 Jun 2015
The City Academy, Hackney	Secondary	0.3 miles	Good — 14 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
1 Bed Flat, Graham Road, E8	£3,500/mo	1	0.07 miles	OpenRent
1 Bed Flat, Graham Road, E8	£1,900/mo	1	0.16 miles	OpenRent
1 Bed Flat, Capel House, E9	£1,729/mo	1	0.32 miles	OpenRent
1 Bed Flat, Graham Road, E8	£1,900/mo	1	0.42 miles	OpenRent

Average rent: £2,257/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.53%

Max investor price (0.8%) £237,500

Target investor price (1%) £190,000

Gross yield 6.3%

Cost-to-rent ratio 15.8×

Monthly cashflow £267/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.1%

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).