Sold Flat

FLAT H

61 KENNINGHALL ROAD, LONDON, GREATER LONDON E5 8BS

1 beds 1 baths 52 m² Listed 11 Jul 2017 (-3308d)

£350,000

Offers in Excess of

Reduced on 15 Sep 2017

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# 1 bedroom flat for sale (E5 8BS)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT H, 61 KENNINGHALL ROAD, LONDON, GREATER LONDON E5 8BS |
| Price | £350,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £450,000 Jan 2026 |

## Description

**VIRTUAL FREEHOLD – 999 YEAR LEASE**

OneClickHomes have the pleasure of offering this stunning 1 bedroom apartment with highly desirable period features complemented by contemporary décor, in a prominent location. This well presented second floor flat, which is part of a three storey Georgian House, boasts a large lounge, fitted kitchen, spacious bedroom and a modern 3 piece bathroom suite.

Other benefits to this superb Georgian conversion includes high ceilings, double glazing, laminate flooring throughout and is being offered with a 999 Year Lease!!

The property is also enviably situated a prime location in the fast growing Hackney area with its quirky cafes, restaurants and Sunday Market, as well as the open green spaces of Millfields. A host of transport links giving swift access to the city as well as nearby Clapton Station offers direct links to Liverpool Street (approx. 12mins). Positioned within the catchment areas of a number of excellent primary and secondary schools, this property would make a great family home as well as investment.

Service charge is approximately £750p/a (inc. Building Insurance / Ground Rent)

THE PROPERTY IS A MUST SEE!!

## Property Photos

- ![Photo 5](/listings/photos/49317159/1627511) - Photo 5
- ![Photo 1](/listings/photos/49317159/1627512) - Photo 1
- ![Photo 4](/listings/photos/49317159/1627513) - Photo 4
- ![Photo 7](/listings/photos/49317159/1627514) - Photo 7
- ![Photo 2](/listings/photos/49317159/1627515) - Photo 2
- ![Photo 3](/listings/photos/49317159/1627516) - Photo 3
- ![Photo 6](/listings/photos/49317159/1627517) - Photo 6

## Floorplans

- ![Floorplan 1](/listings/photos/49317159/1627518) - Floorplan 1

## EPC Graphs

- ![Energy Perform...](/listings/photos/49317159/1627519) - Energy Perform...

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 61 FLAT H KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS | £450,000 | 06/01/2026 | 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 |
|---------|-------|------|------|
| [Same street] 57 FLAT 7 KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS | £325,000 | 11/12/2025 | Flat |
| [Same street] 41 FLAT C KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS | £499,000 | 03/12/2025 | Flat |
| ROGATE HOUSE, 8 FLAT 14 MUIR ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8QR | £350,000 | 18/03/2025 | Flat |
| [Same street] 53 FLAT A KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS | £390,000 | 30/05/2023 | Flat |
| 86B NIGHTINGALE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8NB | £566,000 | 20/04/2023 | Flat |
| 26A WALSINGHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8NF | £705,000 | 12/12/2022 | Flat |
| NEWCOME HOUSE FLAT 31 POWELL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8DH | £430,000 | 08/12/2022 | Flat |
| 66A NIGHTINGALE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8NB | £535,000 | 29/11/2022 | Flat |
| ROGATE HOUSE, 8 FLAT 96 MUIR ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8QT | £250,000 | 18/11/2022 | Flat |
| [Same street] 53 FLAT B KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS | £840,000 | 09/11/2022 | Flat |
| HUNSDON HOUSE FLAT 30 BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8AT | £320,000 | 04/11/2022 | Flat |
| 104 FLAT 2 NIGHTINGALE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8NB | £460,000 | 19/08/2022 | Flat |
| GREVILLE COURT, 2 FLAT 25 NAPOLEON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8TF | £300,000 | 29/07/2022 | Flat |
| NEWCOME HOUSE FLAT 49 POWELL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8DH | £425,000 | 07/06/2022 | Flat |
| [Same street] 61 FLAT A KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS | £436,000 | 13/05/2022 | Flat |
| 201A BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8AB | £815,000 | 01/04/2022 | Flat |
| GREVILLE COURT, 2 FLAT 5 NAPOLEON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8TF | £460,000 | 27/01/2022 | Flat |
| 211B BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8AB | £610,000 | 10/12/2021 | Flat |
| 207A BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8AB | £470,000 | 08/12/2021 | Flat |
| GREVILLE COURT, 2 FLAT 30 NAPOLEON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8TF | £300,000 | 31/08/2021 | Flat |
| ROGATE HOUSE, 8 FLAT 108 MUIR ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8QT | £300,000 | 26/08/2021 | Flat |

**Street average:** £498,000 (5 sales)
**Area average:** £456,000 (16 sales)

## Price vs local average

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

- **Local average:** £497,334 (59 Flat, E5, 2024–2026)
- **Deviation:** -29.6%

## Rental Range

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

- **Low:** £2,372/mo
- **Realistic:** £2,635/mo
- **Optimistic:** £2,899/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £898/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, Lower Clapton Road, E5 | £2,400/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, Clarence Road Hackney, E5 | £1,800/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Clarence Road, E5 | £1,850/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Clarence Road, E5 | £1,850/mo | 1 | 0.29 miles | OpenRent |
| Studio Flat, Clarence Road, E5 | £1,440/mo | 1 | 0.37 miles | OpenRent |
| 1 Bed Flat, The Beckers, N16 | £1,650/mo | 1 | 0.41 miles | OpenRent |
| 1 Bed Flat, Jacob House, E8 | £1,850/mo | 1 | 0.5 miles | OpenRent |

**Average rent: £1,834/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £262/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.1%

*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).*

## Capital growth trend

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

- **5y growth:** 36.4%
- **10y growth:** 13.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 4.4%
- **10y growth (index):** 8.2%

## 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

Floor area

52 m²

Last sold

£450,000 Jan 2026

Local average

£497,334 (-29.6%)

Deprivation

Decile 2 (5,449 of 33,755)

Street crime

1303 incidents within 1 mile (May 2026)

Key features

999 YEAR LEASE
STUNNING GEORGIAN CONVERSION
CONTEMPORARY DECOR
PERIOD FEATURES
IDEALLY LOCATED

Description

VIRTUAL FREEHOLD – 999 YEAR LEASE

OneClickHomes have the pleasure of offering this stunning 1 bedroom apartment with highly desirable period features complemented by contemporary décor, in a prominent location. This well presented second floor flat, which is part of a three storey Georgian House, boasts a large lounge, fitted kitchen, spacious bedroom and a modern 3 piece bathroom suite.

Other benefits to this superb Georgian conversion includes high ceilings, double glazing, laminate flooring throughout and is being offered with a 999 Year Lease!!

The property is also enviably situated a prime location in the fast growing Hackney area with its quirky cafes, restaurants and Sunday Market, as well as the open green spaces of Millfields. A host of transport links giving swift access to the city as well as nearby Clapton Station offers direct links to Liverpool Street (approx. 12mins). Positioned within the catchment areas of a number of excellent primary and secondary schools, this property would make a great family home as well as investment.

Service charge is approximately £750p/a (inc. Building Insurance / Ground Rent)

THE PROPERTY IS A MUST SEE!!

Listed by

Leyton

1 Click Homes Ltd

Reference: 49317159

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Perform...

Price history

Event	Date	Price	% change
Sold	06/01/2026 (6 months ago)	£450,000	—

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
Same street 57 FLAT 7 KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS	£325,000	11/12/2025	Flat
Same street 41 FLAT C KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS	£499,000	03/12/2025	Flat
ROGATE HOUSE, 8 FLAT 14 MUIR ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8QR	£350,000	18/03/2025	Flat
Same street 53 FLAT A KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS	£390,000	30/05/2023	Flat
86B NIGHTINGALE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8NB	£566,000	20/04/2023	Flat
26A WALSINGHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8NF	£705,000	12/12/2022	Flat
NEWCOME HOUSE FLAT 31 POWELL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8DH	£430,000	08/12/2022	Flat
66A NIGHTINGALE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8NB	£535,000	29/11/2022	Flat
ROGATE HOUSE, 8 FLAT 96 MUIR ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8QT	£250,000	18/11/2022	Flat
Same street 53 FLAT B KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS	£840,000	09/11/2022	Flat
HUNSDON HOUSE FLAT 30 BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8AT	£320,000	04/11/2022	Flat
104 FLAT 2 NIGHTINGALE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8NB	£460,000	19/08/2022	Flat
GREVILLE COURT, 2 FLAT 25 NAPOLEON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8TF	£300,000	29/07/2022	Flat
NEWCOME HOUSE FLAT 49 POWELL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8DH	£425,000	07/06/2022	Flat
Same street 61 FLAT A KENNINGHALL ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8BS	£436,000	13/05/2022	Flat
201A BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8AB	£815,000	01/04/2022	Flat
GREVILLE COURT, 2 FLAT 5 NAPOLEON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8TF	£460,000	27/01/2022	Flat
211B BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8AB	£610,000	10/12/2021	Flat
207A BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8AB	£470,000	08/12/2021	Flat
GREVILLE COURT, 2 FLAT 30 NAPOLEON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8TF	£300,000	31/08/2021	Flat
ROGATE HOUSE, 8 FLAT 108 MUIR ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8QT	£300,000	26/08/2021	Flat

Street average: £498,000 (5 sales)

Area average: £456,000 (16 sales)

Capital growth trend

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

5y growth 36.4%

10y growth 13.8%

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

1y (index) 0.6%

5y (index) 4.4%

10y (index) 8.2%

Rental Range

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

Low £2,372/mo

Realistic £2,635/mo

Optimistic £2,899/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E5 8BS

Nearby

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

Type	Name	Distance
Bus stop	Kenninghall Road	0.0 miles
Bus stop	Lea Bridge Roundabout / B6 College	0.0 miles
Shop	Unknown	0.2 miles
Shop	Hub Vélo	0.2 miles
Train station	Clapton	0.2 miles
Train station	Rectory Road	0.4 miles
Hospital	Moorfields at Hoxton	2.1 miles
University	University of Wales Trinity Saint David London	2.3 miles
University	Arden University Stratford Campus	2.4 miles
Hospital	Medlabs Diagnostics	3.5 miles

Street-level crime

Category	Count
Violence and sexual offences	397
Anti-social behaviour	249
Shoplifting	150
Public order	90
Other theft	82
Theft from the person	80
Drugs	57
Vehicle crime	52
Burglary	49
Bicycle theft	45
Robbery	34
Other crime	8
Possession of weapons	6
Criminal damage and arson	4
Total incidents	1303

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
Al-Falah Primary School	Other	0.0 miles	Good — 12 Sep 2024
St Scholastica's Catholic Primary School	Primary	0.2 miles	Good — 8 Apr 2011
Nightingale Primary School	Primary	0.2 miles	Good — 12 Jul 2023
The Boxing Academy AP Free School	Other	0.3 miles	Outstanding — 2 Mar 2020
Benthal Primary School	Primary	0.3 miles	Good — 19 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, Lower Clapton Road, E5	£2,400/mo	1	0.19 miles	OpenRent
1 Bed Flat, Clarence Road Hackney, E5	£1,800/mo	1	0.29 miles	OpenRent
1 Bed Flat, Clarence Road, E5	£1,850/mo	1	0.29 miles	OpenRent
1 Bed Flat, Clarence Road, E5	£1,850/mo	1	0.29 miles	OpenRent
Studio Flat, Clarence Road, E5	£1,440/mo	1	0.37 miles	OpenRent
1 Bed Flat, The Beckers, N16	£1,650/mo	1	0.41 miles	OpenRent
1 Bed Flat, Jacob House, E8	£1,850/mo	1	0.5 miles	OpenRent

Average rent: £1,834/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 8.3% gross yield avg £490,000 sale, £3,400/mo rent

Rent ratio 0.53%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 6.3%

Cost-to-rent ratio 15.8×

Monthly cashflow £262/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.1%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).