# 2 bedroom flat for sale (N1 5FJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 26, CLIFT HOUSE, BRANCH PLACE, LONDON, GREATER LONDON N1 5FJ |
| Price | £600,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Floor area | 77 m² |
| Last sold | £600,000 Jul 2024 |

## 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.

## Property Photos

- ![Photo](/listings/photos/137675939/415492)
- ![Photo](/listings/photos/137675939/415493)
- ![Photo](/listings/photos/137675939/415494)
- ![Photo](/listings/photos/137675939/415495)
- ![Photo](/listings/photos/137675939/415496)
- ![Photo](/listings/photos/137675939/415497)
- ![Photo](/listings/photos/137675939/415498)
- ![Photo](/listings/photos/137675939/415499)
- ![Photo](/listings/photos/137675939/415500)
- ![Photo](/listings/photos/137675939/415501)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/137675939/415502) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/137675939/415503) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/137675939/415522) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CLIFT HOUSE FLAT 26 BRANCH PLACE, LONDON, HACKNEY, GREATER LONDON, N1 5FJ | £600,000 | 05/07/2024 | Flat |
| CLIFT HOUSE FLAT 26 BRANCH PLACE, LONDON, HACKNEY, GREATER LONDON, N1 5FJ | £374,000 | 01/03/2019 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £641,372 (193 Flat, N1, 2024–2026)
- **Deviation:** -6.5%

## Rental Range

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

- **Low:** £2,354/mo
- **Realistic:** £2,615/mo
- **Optimistic:** £2,877/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,745/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.2×
- **Monthly cashflow:** £-363/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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:** £7,792/m²

## Capital growth trend

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

- **5y growth:** 6.5%
- **10y growth:** 5.7%

## House Price Index (HM Land Registry)

*Official index for Hackney; Flats and maisonettes series; as of March 2026.*

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

## 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)