Sold STC Flat

FLAT 15

MARLBOROUGH LODGE, 4, CLEVELAND GROVE, LONDON, GREATER LONDON E1 4XJ

1 beds 1 baths 495 sq ft Listed 22 Mar 2024 (-852d)

£350,000

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# 1 bedroom apartment for sale (E1 4XJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 15, MARLBOROUGH LODGE, 4, CLEVELAND GROVE, LONDON, GREATER LONDON E1 4XJ |
| Price | £350,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 46 m² |
| Last sold | £360,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 19/10/2031
- **Current heating cost:** £256/year
- **Est. upgrade cost to C:** £5,000

### Recommendations
- T (£3,000 - £7,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8090-6708-0222-6128-3093)

## Description

Guide Price: £350,000 - £380,000

A truly great opportunity to purchase with in this gated community, the property is laid over two stories and is currently set out as a one bed 1 and mezzanine study. The plot has scope for growth and is a blank canvass for someone to make a home. The plot come allocated with a parking space and a 2nd guest space. Situated equidistant form Stepney Green and Whitechapel and various other transport links in and out of the city. A great opportunity to grow in this blank canvass.

## Property Photos

- ![Photo](/listings/photos/146032172/1351278)
- ![Photo](/listings/photos/146032172/1351279)
- ![Photo](/listings/photos/146032172/1351280)
- ![Photo](/listings/photos/146032172/1351281)
- ![Photo](/listings/photos/146032172/1351282)
- ![Photo](/listings/photos/146032172/1351283)
- ![Photo](/listings/photos/146032172/1351284)
- ![Photo](/listings/photos/146032172/1351285)
- ![Photo](/listings/photos/146032172/1351286)
- ![Photo](/listings/photos/146032172/1351287)
- ![Photo](/listings/photos/146032172/1351288)
- ![Photo](/listings/photos/146032172/1351289)

## Floorplans

- ![Floorplan 1](/listings/photos/146032172/1351290) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/146032172/1351291) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MARLBOROUGH LODGE, 4 FLAT 15 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XJ | £360,000 | 27/06/2025 | 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 |
|---------|-------|------|------|
| 28 FLAT 1 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF | £355,000 | 27/01/2026 | Flat |
| 99 FLAT 4 MILE END ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UH | £330,000 | 21/11/2025 | Flat |
| 13 WYLLEN CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HQ | £411,000 | 13/11/2023 | Flat |
| MONTGOMERY LODGE, 3 FLAT 12 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XQ | £315,000 | 24/07/2023 | Flat |
| 28 FLAT 4 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF | £325,000 | 28/04/2023 | Flat |
| MONTGOMERY LODGE, 3 FLAT 4 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XQ | £280,000 | 05/04/2023 | Flat |
| 27 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4TZ | £490,000 | 17/03/2023 | Flat |
| [Same street] MARLBOROUGH LODGE, 4 FLAT 8 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XJ | £445,000 | 09/01/2023 | Flat |
| 26 COOPERS CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4BB | £330,000 | 07/10/2022 | Flat |
| 34 FLAT 1 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF | £322,000 | 31/08/2022 | Flat |
| CROMWELL LODGE, 1 FLAT 4 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XG | £310,000 | 30/08/2022 | Flat |
| 16 COOPERS CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4BB | £210,000 | 15/07/2022 | Flat |
| 9 WYLLEN CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HQ | £524,000 | 07/07/2022 | Flat |
| GABLE END HOUSE, 16 FLAT 5 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4TU | £268,000 | 16/06/2022 | Flat |
| BANCROFT HOUSE FLAT 23 CEPHAS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HR | £370,000 | 25/05/2022 | Flat |
| 40 O'LEARY SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3AR | £120,000 | 25/03/2022 | Flat |
| 32 WYLLEN CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HQ | £322,387 | 18/02/2022 | Flat |
| 14 FLAT CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF | £586,000 | 17/02/2022 | Flat |
| BANCROFT HOUSE FLAT 44 CEPHAS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HR | £317,000 | 21/01/2022 | Flat |
| 34 FLAT 4 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF | £337,000 | 29/10/2021 | Flat |
| 47 O'LEARY SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3AR | £330,000 | 27/09/2021 | Flat |

**Street average:** £445,000 (1 sale)
**Area average:** £342,619 (20 sales)

## Price vs local average

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

- **Local average:** £451,370 (88 Flat, E1, 2024–2026)
- **Deviation:** -22.5%

## 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 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, Cromwell Lodge, E1 | £1,900/mo | 1 | 0.02 miles | OpenRent |
| 1 Bed Flat, Adelina Yard, E1 | £2,400/mo | 1 | 0.14 miles | OpenRent |
| 1 Bed Flat, Bouchon Point, E1 | £2,750/mo | 1 | 0.27 miles | OpenRent |

**Average rent: £2,350/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.69% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £757/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.9%

*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:** £7,609/m²

## Capital growth trend

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

- **5y growth:** -7.6%
- **10y growth:** -32.7%

## House Price Index (HM Land Registry)

*Official index for Tower Hamlets; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -12.8%
- **5y growth (index):** -17.7%
- **10y growth (index):** -9.6%

## 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

SHARE_OF_FREEHOLD

Floor area

46 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£360,000 Jun 2025

Price per m²

£7,609/m²

Local average

£451,370 (-22.5%)

Deprivation

Decile 3 (7,919 of 33,755)

Street crime

2228 incidents within 1 mile (May 2026)

Key features

One bedroom and mezzanine
Gated Development
Chain free
Ample storage
Local amenities
Top floor
Allocated parking space
Stepney Green station
Whitechapel station

Additional details

Parking: Yes

Description

Guide Price: £350,000 - £380,000
A truly great opportunity to purchase with in this gated community, the property is laid over two stories and is currently set out as a one bed 1 and mezzanine study. The plot has scope for growth and is a blank canvass for someone to make a home. The plot come allocated with a parking space and a 2nd guest space. Situated equidistant form Stepney Green and Whitechapel and various other transport links in and out of the city. A great opportunity to grow in this blank canvass.

Listed by

Bow

Spicerhaart

Reference: 146032172

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 20/10/2021

Expiry date: 19/10/2031

Current heating cost: £256/year

Potential heating cost: £194/year

Est. upgrade cost to C: £5,000

Recommendations

Change heating to gas condensing boiler (£3,000 - £7,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	27/06/2025 (1 year ago)	£360,000	—

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
28 FLAT 1 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF	£355,000	27/01/2026	Flat
99 FLAT 4 MILE END ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UH	£330,000	21/11/2025	Flat
13 WYLLEN CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HQ	£411,000	13/11/2023	Flat
MONTGOMERY LODGE, 3 FLAT 12 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XQ	£315,000	24/07/2023	Flat
28 FLAT 4 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF	£325,000	28/04/2023	Flat
MONTGOMERY LODGE, 3 FLAT 4 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XQ	£280,000	05/04/2023	Flat
27 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4TZ	£490,000	17/03/2023	Flat
Same street MARLBOROUGH LODGE, 4 FLAT 8 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XJ	£445,000	09/01/2023	Flat
26 COOPERS CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4BB	£330,000	07/10/2022	Flat
34 FLAT 1 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF	£322,000	31/08/2022	Flat
CROMWELL LODGE, 1 FLAT 4 CLEVELAND GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4XG	£310,000	30/08/2022	Flat
16 COOPERS CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4BB	£210,000	15/07/2022	Flat
9 WYLLEN CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HQ	£524,000	07/07/2022	Flat
GABLE END HOUSE, 16 FLAT 5 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4TU	£268,000	16/06/2022	Flat
BANCROFT HOUSE FLAT 23 CEPHAS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HR	£370,000	25/05/2022	Flat
40 O'LEARY SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3AR	£120,000	25/03/2022	Flat
32 WYLLEN CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HQ	£322,387	18/02/2022	Flat
14 FLAT CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF	£586,000	17/02/2022	Flat
BANCROFT HOUSE FLAT 44 CEPHAS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4HR	£317,000	21/01/2022	Flat
34 FLAT 4 CLEVELAND WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E1 4UF	£337,000	29/10/2021	Flat
47 O'LEARY SQUARE, LONDON, TOWER HAMLETS, GREATER LONDON, E1 3AR	£330,000	27/09/2021	Flat

Street average: £445,000 (1 sale)

Area average: £342,619 (20 sales)

Capital growth trend

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

5y growth -7.6%

10y growth -32.7%

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

1y (index) -12.8%

5y (index) -17.7%

10y (index) -9.6%

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 Inner East London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E1 4XJ

Address

2 Cleveland Grove

Nearby

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

Type	Name	Distance
Shop	Alia Mini Market	0.0 miles
Shop	All in one	0.1 miles
Bus stop	Stepney Green	0.1 miles
Bus stop	Booth Memorial	0.1 miles
Train station	Stepney Green	0.3 miles
Train station	Whitechapel	0.3 miles
University	NTU London	0.7 miles
University	Coventry University London Campus	1.1 miles
Hospital	Moorfields at Hoxton	1.9 miles
Hospital	Medlabs Diagnostics	2.6 miles

Street-level crime

Category	Count
Anti-social behaviour	568
Violence and sexual offences	526
Shoplifting	214
Theft from the person	190
Other theft	162
Public order	131
Drugs	95
Bicycle theft	77
Burglary	76
Robbery	75
Vehicle crime	71
Other crime	20
Possession of weapons	13
Criminal damage and arson	10
Total incidents	2228

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
John Scurr Primary School	Primary	0.1 miles	Good — 24 May 2023
Stepney Park Primary School	Primary	0.2 miles	Good — 26 Jun 2023
Alice Model Nursery School	Nursery	0.3 miles	Outstanding — 27 Sep 2012
London East Alternative Provision	Other	0.3 miles	Outstanding — 8 Sep 2024
Bangabandhu Primary School	Primary	0.3 miles	Good — 27 Sep 2023

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, Cromwell Lodge, E1	£1,900/mo	1	0.02 miles	OpenRent
1 Bed Flat, Adelina Yard, E1	£2,400/mo	1	0.14 miles	OpenRent
1 Bed Flat, Bouchon Point, E1	£2,750/mo	1	0.27 miles	OpenRent

Average rent: £2,350/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.69%

Max investor price (0.8%) £300,000

Target investor price (1%) £240,000

Gross yield 8.2%

Cost-to-rent ratio 12.2×

Monthly cashflow £757/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.9%

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).