Sold STC Flat

FLAT 603

1 PEPYS STREET, LONDON, GREATER LONDON EC3N 2NU

1 beds 1 baths 56 m² Listed 12 Aug 2025 (-354d)

£525,000

Reduced on 7 Oct 2025

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# 1 bedroom flat for sale (EC3N 2NU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 603, 1 PEPYS STREET, LONDON, GREATER LONDON EC3N 2NU |
| Price | £525,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | E |
| Last sold | £520,000 Feb 2026 |

## Description

The apartment spans just over 600 sq ft, it has a superb layout and generous storage. The bedroom is a very good size with built-in wardrobes. The living room, with access to the balcony, is also spacious and bright with a lounge and dining area that is open-plan to the modern, fitted kitchen with fully integrated appliances including a Smeg oven, new induction hob, large fridge freezer, microwave and dishwasher. The bathroom was fully refurbished recently with walk-in shower and a laundry cupboard.

The windows are double glazed, there is lift access, stylish common areas and a daytime concierge.

The property is sold chain-free and with a long lease.

Please watch the video with Robin!

Long leasehold with 123 years remaining

The normal annual service charge is £4,200. It is due to increase this year to approx. £5,800 before reducing again to approx. £4,200 in January 2026. It includes a contribution to the reserve fund.

Annual ground rent £700.

City of London council tax Band E

## Property Photos

- ![Picture No. 02](/listings/photos/165635930/345355) - Picture No. 02
- ![Picture No. 06](/listings/photos/165635930/345356) - Picture No. 06
- ![Picture No. 17](/listings/photos/165635930/345357) - Picture No. 17
- ![Picture No. 09](/listings/photos/165635930/345358) - Picture No. 09
- ![Picture No. 10](/listings/photos/165635930/345359) - Picture No. 10
- ![Picture No. 11](/listings/photos/165635930/345360) - Picture No. 11
- ![Picture No. 15](/listings/photos/165635930/345361) - Picture No. 15
- ![Picture No. 14](/listings/photos/165635930/345362) - Picture No. 14
- ![Picture No. 23](/listings/photos/165635930/345363) - Picture No. 23
- ![Picture No. 21](/listings/photos/165635930/345364) - Picture No. 21
- ![Picture No. 05](/listings/photos/165635930/345365) - Picture No. 05
- ![Picture No. 19](/listings/photos/165635930/345366) - Picture No. 19
- ![Picture No. 20](/listings/photos/165635930/345367) - Picture No. 20
- ![Google Maps Image](/listings/photos/165635930/345368) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/165635930/345369) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/165635930/345370) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 FLAT 603 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £520,000 | 12/02/2026 | 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] 1 FLAT 604 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £665,000 | 20/02/2026 | Flat |
| [Same street] 1 FLAT 502 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £482,500 | 26/01/2026 | Flat |
| [Same street] 1 FLAT 111 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £487,500 | 10/11/2023 | Flat |
| [Same street] 1 FLAT 504 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £737,500 | 21/10/2022 | Flat |
| [Same street] 1 FLAT 508 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £535,000 | 22/07/2022 | Flat |
| [Same street] 1 FLAT 408 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £550,000 | 01/04/2022 | Flat |
| [Same street] 1 FLAT G08 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU | £725,000 | 28/02/2022 | Flat |

**Street average:** £597,500 (7 sales)

## Price vs local average

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

- **Local average:** £555,833 (3 Flat, EC3N, 2024–2026)
- **Deviation:** -5.5%

## Rental Range

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

- **Low:** £2,072/mo
- **Realistic:** £2,302/mo
- **Optimistic:** £2,532/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central 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 |
|------|------|------|------|------|
| Studio Flat, Marlyn Lodge, E1 | £2,100/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, Alie St, E1 | £2,002/mo | 1 | 0.34 miles | OpenRent |
| 1 Bed Flat, Aldgate East, E1 | £2,708/mo | 1 | 0.37 miles | OpenRent |
| 1 Bed Flat, Neroli House, E1 | £3,150/mo | 1 | 0.4 miles | OpenRent |

**Average rent: £2,490/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £300,500
- **Target investor price (1%):** £240,400

*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 £2,404/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £71/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.6%

*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.*

- **10y growth:** -18.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -25.1%
- **5y growth (index):** -14.2%
- **10y growth (index):** -23.1%

## 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)

Picture No. 02 Picture No. 06 Picture No. 17 Picture No. 09 Picture No. 10 Picture No. 11 Picture No. 15 Picture No. 14 Picture No. 23 Picture No. 21 Picture No. 05 Picture No. 19 Picture No. 20 Google Maps Image

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Property details

Tenure

LEASEHOLD (122 years remaining on lease)

Floor area

56 m²

Council tax band

Last sold

£520,000 Feb 2026

Local average

£555,833 (-5.5%)

Deprivation

Decile 8 (25,325 of 33,755)

Street crime

2304 incidents within 1 mile (May 2026)

Key features

Video tour!
Chain free sale
Bright and spacious, modern apartment
Private balcony with brilliant views
Well-maintained building
High floor with lift access
Close to Tower of London and the City
Tube and mainline train stations close by
City of London band E

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Accessibility: Lateral living, Lift access
Garden: Yes
Listed property: No
Flooded in last 5 years: No

Description

One Pepys Street is one of the best residential buildings in the area. It is exceptionally well looked after and a sought-after building to live in. This apartment has the best aspect -from its private balcony high up on the sixth floor the view takes in nearby One Trinity Square, the Gherkin and Lloyds of London. Pepys Street is quiet too, situated within a cluster of historic City Streets just around the corner from Trinity Square Gardens and the Tower of London. The location is ideal for city living which is also why the Four Seasons and Hilton hotels are just next door. There are a number of popular restaurants and luxury gyms very close by. Fenchurch St station and Tower Hill tube close by.

The apartment spans just over 600 sq ft, it has a superb layout and generous storage. The bedroom is a very good size with built-in wardrobes. The living room, with access to the balcony, is also spacious and bright with a lounge and dining area that is open-plan to the modern, fitted kitchen with fully integrated appliances including a Smeg oven, new induction hob, large fridge freezer, microwave and dishwasher. The bathroom was fully refurbished recently with walk-in shower and a laundry cupboard.

The windows are double glazed, there is lift access, stylish common areas and a daytime concierge.

The property is sold chain-free and with a long lease.

Please watch the video with Robin!

Long leasehold with 123 years remaining
The normal annual service charge is £4,200. It is due to increase this year to approx. £5,800 before reducing again to approx. £4,200 in January 2026. It includes a contribution to the reserve fund.
Annual ground rent £700.
City of London council tax Band E

Listed by

Tower Bridge

Anderson Rose

Reference: 165635930

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	12/02/2026 (5 months ago)	£520,000	—

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 1 FLAT 604 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU	£665,000	20/02/2026	Flat
Same street 1 FLAT 502 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU	£482,500	26/01/2026	Flat
Same street 1 FLAT 111 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU	£487,500	10/11/2023	Flat
Same street 1 FLAT 504 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU	£737,500	21/10/2022	Flat
Same street 1 FLAT 508 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU	£535,000	22/07/2022	Flat
Same street 1 FLAT 408 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU	£550,000	01/04/2022	Flat
Same street 1 FLAT G08 PEPYS STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC3N 2NU	£725,000	28/02/2022	Flat

Street average: £597,500 (7 sales)

Capital growth trend

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

10y growth -18.3%

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

1y (index) -25.1%

5y (index) -14.2%

10y (index) -23.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: UNIVERSAL INDUSTRIES LIMITED (01569851)

Rental Range

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

Low £2,072/mo

Realistic £2,302/mo

Optimistic £2,532/mo

Based on Region from postcode lookup → London.

LHA (30th percentile) floor for Central London: £1,436/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EC3N 2NU

Nearby

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

Type	Name	Distance
Train station	London Fenchurch Street	0.0 miles
Shop	Ladbrokes	0.0 miles
Shop	The Wine Library	0.1 miles
Train station	Tower Hill	0.1 miles
Bus stop	Tower Gateway Station	0.1 miles
University	BPP Business School	0.3 miles
University	Northeastern University London	0.4 miles
Hospital	Medlabs Diagnostics	1.7 miles
Hospital	Moorfields at Hoxton	1.7 miles

Street-level crime

Category	Count
Violence and sexual offences	416
Anti-social behaviour	376
Theft from the person	339
Other theft	322
Shoplifting	254
Public order	125
Burglary	109
Vehicle crime	86
Bicycle theft	80
Robbery	80
Drugs	70
Criminal damage and arson	25
Other crime	12
Possession of weapons	10
Total incidents	2304

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
David Game College	Other	0.1 miles	Outstanding — 11 May 2020
The Aldgate School	Primary	0.2 miles	Outstanding — 11 Jul 2024
English Martyrs Roman Catholic Primary School	Primary	0.3 miles	Good — 23 May 2013
Royal Mencap Society	Other	0.4 miles	— (No rating)
Mulberry Canon Barnett Primary Academy	Primary	0.5 miles	Good — 25 Oct 2013

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
Studio Flat, Marlyn Lodge, E1	£2,100/mo	1	0.19 miles	OpenRent
1 Bed Flat, Alie St, E1	£2,002/mo	1	0.34 miles	OpenRent
1 Bed Flat, Aldgate East, E1	£2,708/mo	1	0.37 miles	OpenRent
1 Bed Flat, Neroli House, E1	£3,150/mo	1	0.4 miles	OpenRent

Average rent: £2,490/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £300,500

Target investor price (1%) £240,400

Gross yield 5.5%

Cost-to-rent ratio 18.2×

Monthly cashflow £71/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.6%

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).