# 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- **Expiry date:** 10/02/2026 — **EXPIRED** (no longer valid for marketing or letting)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 1 GOULD TERRACE, LONDON, HACKNEY, GREATER LONDON, E8 1JX | £400,000 | 22/09/2022 | 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 |
| 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:** £561,936 (70 Flat, E8, 2024–2026)
- **Deviation:** -35.9%

## 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 |

**Average rent: £2,700/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £337,500
- **Target investor price (1%):** £270,000

*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 £2,700/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £987/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.3%

*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:** 3.5%
- **10y growth:** 20.2%

## 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)