Sold Terraced

69 WELLINGTON ROW

LONDON, GREATER LONDON E2 7BB

3 beds 1 baths 91 m² Listed 7 Aug 2025 (-347d)

£1,260,000

Reduced on 20 Aug 2025

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# 3 bedroom terraced house for sale (E2 7BB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 69 WELLINGTON ROW, LONDON, GREATER LONDON E2 7BB |
| Price | £1,260,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £1,240,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 15/07/2035
- **Current heating cost:** £1,034/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4200-1766-0922-4595-3353)

## Description

Located on the highly sought after Jesus Green, the area is well known for its famous flower market, restaurants and local cafés. The house is only a half mile from Shoreditch High Street station and under a mile from Old Street station.

**Tenure:** Freehold

**Council Tax Band:** E

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/165469061/1344077)
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- ![Photo](/listings/photos/165469061/1344090)

## Floorplans

- ![Floorplan 1](/listings/photos/165469061/1344091) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/165469061/1344092) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 69 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,240,000 | 10/04/2026 | Terraced |
| 69 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £960,000 | 24/07/2020 | Terraced |
| 69 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £558,500 | 14/10/2010 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41 DURANT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BP | £1,180,000 | 11/10/2023 | Terraced |
| 72 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT | £1,270,000 | 07/09/2023 | Terraced |
| 11 DURANT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BP | £1,200,000 | 01/09/2023 | Terraced |
| [Same street] 39 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,167,000 | 10/07/2023 | Terraced |
| [Same street] 27 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,097,400 | 21/04/2023 | Terraced |
| 49 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BS | £1,275,000 | 16/12/2022 | Terraced |
| 162B COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7RG | £815,000 | 25/11/2022 | Terraced |
| 25 WIMBOLT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BX | £1,205,000 | 18/11/2022 | Terraced |
| 84 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT | £1,150,000 | 04/11/2022 | Terraced |
| [Same street] 77 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,300,000 | 30/09/2022 | Terraced |
| [Same street] 25 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £980,000 | 02/09/2022 | Terraced |
| 31 BAXENDALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BY | £868,000 | 08/08/2022 | Terraced |
| 36 BAXENDALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BY | £1,200,000 | 02/08/2022 | Terraced |
| [Same street] 65 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,160,000 | 25/07/2022 | Terraced |
| 33 BAXENDALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BY | £1,170,000 | 23/06/2022 | Terraced |
| 98 BARNET GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BJ | £1,125,000 | 20/05/2022 | Terraced |
| 89 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BN | £295,000 | 10/05/2022 | Terraced |
| 39 DURANT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BP | £830,000 | 09/05/2022 | Terraced |
| [Same street] 71 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,300,000 | 03/05/2022 | Terraced |
| 76 BARNET GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BJ | £1,148,000 | 28/02/2022 | Terraced |
| 100 COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7QB | £940,000 | 26/01/2022 | Terraced |
| [Same street] 77 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £862,000 | 14/01/2022 | Terraced |
| [Same street] 75 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £861,000 | 14/01/2022 | Terraced |
| 2 - 2A WIMBOLT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BX | £985,000 | 06/01/2022 | Terraced |
| [Same street] 55 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £975,000 | 08/12/2021 | Terraced |
| [Same street] 1A WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB | £1,357,750 | 29/10/2021 | Terraced |
| 24 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT | £1,110,000 | 30/09/2021 | Terraced |
| 81 COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7RG | £1,065,000 | 06/09/2021 | Terraced |

**Street average:** £1,106,015 (10 sales)
**Area average:** £1,046,167 (18 sales)

## Price vs local average

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

- **Local average:** £874,571 (14 Terraced, E2, 2024–2026)
- **Deviation:** +44.1%

## Rental Range

*ONS Price Index of Private Rents (Tower Hamlets). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,177/mo
- **Realistic:** £2,419/mo
- **Optimistic:** £2,661/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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, Arthur Wade House, E2 | £4,300/mo | 3 | 0.17 miles | OpenRent |

**Average rent: £4,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £537,500
- **Target investor price (1%):** £430,000

*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 £4,300/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.4×
- **Monthly cashflow:** £-1,117/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.7%

*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:** £13,846/m²

## Capital growth trend

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

- **5y growth:** 14.7%
- **10y growth:** 41.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -9.3%
- **5y growth (index):** -8.7%
- **10y growth (index):** 4.4%

## 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

FREEHOLD

Floor area

91 m²

EPC rating

Last sold

£1,240,000 Apr 2026

Price per m²

£13,846/m²

Local average

£874,571 (+44.1%)

Street crime

2513 incidents within 1 mile (May 2026)

Key features

Three Double Bedrooms
Renovated
Wooden Flooring
Sash Windows
Jesus Green
Columbia Road

Description

A three double bedroom mid terrace Victorian house. This property is located in the Jesus Green Conservation area, has been recently renovated, offers open plan living whilst maintaining its period charm.

Located on the highly sought after Jesus Green, the area is well known for its famous flower market, restaurants and local cafés. The house is only a half mile from Shoreditch High Street station and under a mile from Old Street station.

Tenure: Freehold
Council Tax Band: E

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Hackney

Dexters

Reference: 165469061

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 16/07/2025

Expiry date: 15/07/2035

Current heating cost: £1,034/year

Potential heating cost: £633/year

Est. upgrade cost to C: £26,800

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

122% since 2010

Event	Date	Price	% change
Sold	10/04/2026 (3 months ago)	£1,240,000	+29.2%
Sold	24/07/2020 (5 years ago)	£960,000	+71.9%
Sold	14/10/2010 (15 years ago)	£558,500	—

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
41 DURANT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BP	£1,180,000	11/10/2023	Terraced
72 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT	£1,270,000	07/09/2023	Terraced
11 DURANT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BP	£1,200,000	01/09/2023	Terraced
Same street 39 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,167,000	10/07/2023	Terraced
Same street 27 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,097,400	21/04/2023	Terraced
49 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BS	£1,275,000	16/12/2022	Terraced
162B COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7RG	£815,000	25/11/2022	Terraced
25 WIMBOLT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BX	£1,205,000	18/11/2022	Terraced
84 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT	£1,150,000	04/11/2022	Terraced
Same street 77 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,300,000	30/09/2022	Terraced
Same street 25 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£980,000	02/09/2022	Terraced
31 BAXENDALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BY	£868,000	08/08/2022	Terraced
36 BAXENDALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BY	£1,200,000	02/08/2022	Terraced
Same street 65 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,160,000	25/07/2022	Terraced
33 BAXENDALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BY	£1,170,000	23/06/2022	Terraced
98 BARNET GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BJ	£1,125,000	20/05/2022	Terraced
89 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BN	£295,000	10/05/2022	Terraced
39 DURANT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BP	£830,000	09/05/2022	Terraced
Same street 71 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,300,000	03/05/2022	Terraced
76 BARNET GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BJ	£1,148,000	28/02/2022	Terraced
100 COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7QB	£940,000	26/01/2022	Terraced
Same street 77 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£862,000	14/01/2022	Terraced
Same street 75 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£861,000	14/01/2022	Terraced
2 - 2A WIMBOLT STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BX	£985,000	06/01/2022	Terraced
Same street 55 WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£975,000	08/12/2021	Terraced
Same street 1A WELLINGTON ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BB	£1,357,750	29/10/2021	Terraced
24 QUILTER STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7BT	£1,110,000	30/09/2021	Terraced
81 COLUMBIA ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E2 7RG	£1,065,000	06/09/2021	Terraced

Street average: £1,106,015 (10 sales)

Area average: £1,046,167 (18 sales)

Capital growth trend

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

5y growth 14.7%

10y growth 41.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Tower Hamlets. Series: Terraced. As of April 2026.

1y (index) -9.3%

5y (index) -8.7%

10y (index) 4.4%

Rental Range

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

Low £2,177/mo

Realistic £2,419/mo

Optimistic £2,661/mo

Based on Local Authority from postcode lookup → Tower Hamlets.

LHA (30th percentile) floor for Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E2 7BB

Nearby

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

Type	Name	Distance
Shop	Epitome	0.1 miles
Shop	Unknown	0.1 miles
Bus stop	Barnet Grove	0.2 miles
Train station	Hoxton	0.4 miles
Train station	Shoreditch High Street	0.5 miles
University	Northumbria University London Campus	0.9 miles
University	Coventry University London Campus	0.9 miles
Hospital	Moorfields at Hoxton	1.0 miles
Hospital	Medlabs Diagnostics	2.0 miles

Street-level crime

Category	Count
Violence and sexual offences	547
Anti-social behaviour	505
Theft from the person	270
Shoplifting	248
Other theft	242
Public order	153
Bicycle theft	111
Burglary	105
Drugs	104
Vehicle crime	91
Robbery	86
Other crime	23
Criminal damage and arson	14
Possession of weapons	14
Total incidents	2513

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
Columbia Primary School	Primary	0.1 miles	Good — 24 Sep 2023
Mulberry Academy Shoreditch	Secondary	0.1 miles	Good — 20 Nov 2022
Elizabeth Selby Infants' School	Primary	0.2 miles	Good — 10 Jun 2013
Lawdale Junior School	Primary	0.2 miles	Good — 28 Nov 2012
Columbia Market Nursery School	Nursery	0.3 miles	Outstanding — 11 Nov 2015

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, Arthur Wade House, E2	£4,300/mo	3	0.17 miles	OpenRent

Average rent: £4,300/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £537,500

Target investor price (1%) £430,000

Gross yield 4.1%

Cost-to-rent ratio 24.4×

Monthly cashflow £-1,117/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.7%

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).