Sold STC Flat

FLAT 26

CLIFT HOUSE, BRANCH PLACE, LONDON, GREATER LONDON N1 5FJ

2 beds 1 baths 829 sq ft Listed 20 Jul 2023 (-1056d)

£600,000

Offers in Excess of

Reduced on 16 Oct 2023

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Property photo

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Property details

Tenure

LEASEHOLD (119 years remaining on lease)

Floor area

77 m²

EPC rating

B

Last sold

£600,000 Jul 2024

Price per m²

£7,792/m²

Local average

£641,372 (-6.5%)

Street crime

2109 incidents within 1 mile (Apr 2026)

Key features

  • Spacious reception room
  • Modern separate kitchen
  • 2 generous bedrooms
  • Stylish bathroom
  • Ample storage space
  • Private balcony
  • Moments from nearby amenities

Additional details

Garden
Rear garden, Back garden

Description

A lovely 2 bedroom flat situated on the second floor of a modern development boasting spacious accommodation throughout and a private balcony.

The property is situated moments from the green open spaces of Shoreditch Park while Haggerston Station is also within close proximity for links around the city.

Please use the reference CHPK4933482 when contacting Foxtons.

Listed by

Shoreditch

Foxtons

Reference: 137675939

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 10/10/2018

Current heating cost: £172/year

Potential heating cost: £172/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for £/sq. ft valuation

Floorplan area for info only, not for £/sq. ft valuation

Floorplan 2

Floorplan 2

EPC Graphs

EER

EER

Price history

60% since 2019

Event Date Price % change
Sold 05/07/2024 (1 year ago) £600,000 +60.4%
Sold 01/03/2019 (7 years ago) £374,000 —

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
ROSEMARY WORKS, 1 - 6 FLAT 2 BRANCH PLACE, LONDON, HACKNEY, GREATER LONDON, N1 5PH £925,000 02/12/2024 Flat
ROSEMARY WORKS 1-6 FLAT 4 BRANCH PLACE, LONDON, HACKNEY, GREATER LONDON, N1 5PH £790,000 25/08/2023 Flat
DUO TOWER FLAT 75 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FF £620,000 24/08/2023 Flat
HUTLEY WHARF, 29 FLAT 6 BRANCH PLACE, LONDON, HACKNEY, GREATER LONDON, N1 5PW £158,750 25/05/2023 Flat
GRANVILLE COURT FLAT 50 DE BEAUVOIR ESTATE, LONDON, HACKNEY, GREATER LONDON, N1 5SP £300,000 09/05/2023 Flat
CLIFT HOUSE FLAT 29 BRANCH PLACE, LONDON, HACKNEY, GREATER LONDON, N1 5FJ £125,000 20/04/2023 Flat
MONO TOWER FLAT 39 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FD £615,000 06/04/2023 Flat
MONO TOWER FLAT 97 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FE £725,000 29/03/2023 Flat
DUO TOWER FLAT 73 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FF £615,000 29/03/2023 Flat
HUTLEY WHARF, 29 FLAT 11 BRANCH PLACE, LONDON, HACKNEY, GREATER LONDON, N1 5PW £417,500 19/12/2022 Flat
8 FLAT 17 SOUTHGATE ROAD, LONDON, HACKNEY, GREATER LONDON, N1 3LY £700,000 30/11/2022 Flat
MONO TOWER FLAT 90 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FE £876,400 18/11/2022 Flat
MONO TOWER FLAT 100 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FE £815,000 18/11/2022 Flat
ST AUBINS COURT FLAT 18 DE BEAUVOIR ESTATE, LONDON, HACKNEY, GREATER LONDON, N1 5TN £425,000 16/11/2022 Flat
MONO TOWER FLAT 61 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FD £600,000 04/11/2022 Flat
DUO TOWER FLAT 58 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FF £850,000 25/10/2022 Flat
10 UNIT 307 SOUTHGATE ROAD, LONDON, HACKNEY, GREATER LONDON, N1 3LY £650,000 17/10/2022 Flat
MONO TOWER FLAT 94 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FE £810,000 13/10/2022 Flat
8 FLAT 10 BALMES ROAD, LONDON, HACKNEY, GREATER LONDON, N1 5TQ £482,000 11/10/2022 Flat
MONO TOWER FLAT 85 PENN STREET, LONDON, HACKNEY, GREATER LONDON, N1 5FE £625,000 10/10/2022 Flat

Area average: £606,233 (20 sales)

Capital growth trend

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

5y growth 5.5%
10y growth 4.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Hackney. Series: Flats and maisonettes. As of March 2026.

1y (index) -2.2%
5y (index) 1.4%
10y (index) 1.9%

Rental Range

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

Low £2,354/mo
Realistic £2,615/mo
Optimistic £2,877/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Inner East London: £1,745/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N1 5FJ

Address

13 Branch Place

Nearby

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

Type Name Distance
Shop Unknown 0.0 miles
Shop Tesco Express 0.1 miles
Bus stop Baring Street 0.1 miles
Bus stop Canal Walk 0.1 miles
University Fashion Retail Academy 0.3 miles
Hospital Moorfields at Hoxton 0.3 miles
Train station Haggerston 0.4 miles
University University of Wales Trinity Saint David London 0.4 miles
Train station Essex Road 0.5 miles
Hospital Moorfields Eye Hospital (City Road campus) 0.7 miles

Street-level crime

Category Count
Anti-social behaviour 417
Violence and sexual offences 399
Shoplifting 267
Theft from the person 235
Other theft 164
Drugs 131
Public order 131
Burglary 92
Criminal damage and arson 71
Vehicle crime 68
Bicycle theft 53
Robbery 53
Possession of weapons 17
Other crime 11
Total incidents 2109

Within 1 mile during Apr 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
Rosemary Works School Other 0.0 miles — (No rating)
Shoreditch Park Primary School Primary 0.2 miles Outstanding — 9 Jul 2024
Hackney New Primary School Primary 0.2 miles Outstanding — 22 Jun 2018
Comet Nursery School and Children's Centre Nursery 0.2 miles Outstanding — 2 Mar 2015
Rotherfield Primary School Primary 0.3 miles Good — 23 May 2014

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
2 Bed Penthouse, Trafalgar Point, N1 £3,750/mo 2 0.16 miles OpenRent
2 Bed Maisonette, Kingsland Road, E2 £2,250/mo 2 0.4 miles OpenRent
2 Bed Flat, Kingsland Road, E2 £2,200/mo 2 0.4 miles OpenRent

Average rent: £2,733/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%
Max investor price (0.8%) £281,250
Target investor price (1%) £225,000
Gross yield 4.5%
Cost-to-rent ratio 22.2×
Monthly cashflow £-363/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -2.5%
  • 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).