# 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 |
| Construction age | England and Wales: before 1900 |
| Floor area | 52 m² |
| Last sold | £450,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 19/07/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £582/year
- **Est. upgrade cost to C:** £18,345

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- E (£20)
- I (£2,200 - £3,000)
- T2 (£400 - £900)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0037-2890-7637-9726-5625)

## 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).*

## Price per Square Metre

- **£/m²:** £6,731/m²

## Capital growth trend

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

- **5y growth:** 35.4%
- **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)