# 3 bedroom terraced house for sale (E9 5DB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 DANESDALE ROAD, LONDON, GREATER LONDON E9 5DB |
| Price | £1,050,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 108 m² |
| Last sold | £1,065,000 Dec 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 04/08/2031
- **Current heating cost:** £831/year
- **Est. upgrade cost to C:** £24,550

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- E (£50)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4539-0928-8000-0945-8206)

## Description

A Victorian end of terrace home with a private garden by Victoria Park. This three double-bedroom family home has an eat-in kitchen, sash windows throughout and has the potential to extend (STPP).

Located on a quiet street next to Victoria Park and Victoria Park Village and less than a mile away from the Olympic Park and Stratford Shopping Centre. Transport links include Hackney Wick Overground and many bus routes.

## Property Photos

- ![Photo](/listings/photos/111652202/1348116)
- ![Photo](/listings/photos/111652202/1348117)
- ![Photo](/listings/photos/111652202/1348118)
- ![Photo](/listings/photos/111652202/1348119)
- ![Photo](/listings/photos/111652202/1348120)
- ![Photo](/listings/photos/111652202/1348121)
- ![Photo](/listings/photos/111652202/1348122)
- ![Photo](/listings/photos/111652202/1348123)
- ![Photo](/listings/photos/111652202/1348124)
- ![Photo](/listings/photos/111652202/1348125)
- ![Photo](/listings/photos/111652202/1348126)

## Floorplans

- ![Floorplan 1](/listings/photos/111652202/1348127) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/111652202/1348128) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 DANESDALE ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5DB | £1,065,000 | 03/12/2021 | Semi-detached |
| 35 DANESDALE ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5DB | £249,995 | 09/06/2000 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 83 HARROWGATE ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5EB | £890,800 | 05/09/2025 | Terraced |
| 206A CASSLAND ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5AJ | £625,000 | 27/11/2023 | Terraced |
| 20 BUSHBERRY ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5SX | £590,000 | 21/11/2023 | Terraced |
| 34 BENN STREET, LONDON, HACKNEY, GREATER LONDON, E9 5SU | £970,000 | 30/11/2022 | Terraced |
| 8 BUSHBERRY ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5SX | £915,000 | 04/11/2022 | Terraced |
| 202A CASSLAND ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5AJ | £680,000 | 18/10/2022 | Terraced |
| 60 EDMESTON CLOSE, LONDON, HACKNEY, GREATER LONDON, E9 5TL | £640,000 | 21/06/2022 | Terraced |
| 200A CASSLAND ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5AJ | £701,587 | 01/06/2022 | Terraced |
| 20 HASSETT ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5SN | £655,000 | 20/05/2022 | Terraced |
| 7 BENN STREET, LONDON, HACKNEY, GREATER LONDON, E9 5SU | £716,500 | 22/04/2022 | Terraced |
| 243 WICK ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5AF | £700,000 | 19/04/2022 | Terraced |
| 59 KENWORTHY ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5RB | £790,000 | 01/04/2022 | Terraced |
| 4 GLASKIN MEWS, LONDON, HACKNEY, GREATER LONDON, E9 5DN | £861,543 | 24/03/2022 | Terraced |
| 93 KENWORTHY ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5RB | £620,000 | 28/01/2022 | Terraced |
| 12 BENN STREET, LONDON, HACKNEY, GREATER LONDON, E9 5SU | £885,000 | 10/01/2022 | Terraced |
| 10A BROOKFIELD ROAD, HACKNEY, LONDON, GREATER LONDON, E9 5AH | £465,500 | 26/11/2021 | Terraced |
| 13 BROOKFIELD ROAD, HACKNEY, LONDON, GREATER LONDON, E9 5AH | £1,775,000 | 22/10/2021 | Terraced |
| 74 KENWORTHY ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5RA | £865,000 | 27/09/2021 | Terraced |
| 54 BUSHBERRY ROAD, LONDON, HACKNEY, GREATER LONDON, E9 5SX | £900,000 | 02/08/2021 | Terraced |

**Area average:** £802,417 (19 sales)

## Price vs local average

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

- **Local average:** £1,095,345 (19 Terraced, E9, 2024–2026)
- **Deviation:** -4.1%

## 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 Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,122/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 |
|------|------|------|------|------|
| 3 Bed Flat, Wick Road, E9 | £2,495/mo | 3 | 0.17 miles | OpenRent |

**Average rent: £2,495/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £311,875
- **Target investor price (1%):** £249,500

*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 £2,495/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 35.1×
- **Monthly cashflow:** £-1,915/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.5%

*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:** £9,722/m²

## Capital growth trend

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

- **5y growth:** 10.5%
- **10y growth:** 56.3%

## House Price Index (HM Land Registry)

*Official index for Hackney; Terraced series; as of April 2026.*

- **1y growth (index):** 4.1%
- **5y growth (index):** 15%
- **10y growth (index):** 21.5%

## 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)