# 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 | | Construction age | England and Wales: 1996-2002 | | Floor area | 56 m² | | Last sold | £520,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 17/05/2031 - **Current heating cost:** £182/year - **Est. upgrade cost to C:** £1,070 ### Recommendations - E (£70) - L2 (£800 - £1,200) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9786-0009-0205-0759-5204) ## 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 ## 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).* ## Price per Square Metre - **£/m²:** £9,375/m² ## 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)