# 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)