Sold STC Flat

FLAT 15

GAINSBOROUGH HOUSE, 7, VICTORY PLACE, LONDON, GREATER LONDON E14 8BG

1 beds 1 baths 484 sq ft Listed 11 Jun 2025 (-406d)

£425,000

Reduced on 11 Jun 2025

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Property photo

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Property details

Tenure

LEASEHOLD

Floor area

45 m²

EPC rating

C

Year built

England and Wales: 1996-2002

Last sold

£400,000 Mar 2026

Price per m²

£9,444/m²

Local average

£506,875 (-16.2%)

Street crime

1601 incidents within 1 mile (May 2026)

Key features

  • Close to public transport
  • Concierge
  • Gym Facilities
  • Balcony
  • Communal Garden
  • Prime Location
  • Secure Parking
  • Sub-Penthouse Floor
  • EPC Band C
  • Views of Limehouse Basin

Additional details

Parking
Yes

Description

A luxurious sub-penthouse flat offering the epitome of modern city living. Situated in the heart of Londons E14, this stylish 1-bedroom, 1-bathroom apartment is a rare find. Boasting stunning private balcony views of Limehouse Basin, River and City, this property is a serene oasis nestled within the vibrant urban landscape and comes complete with gym facilities and an allocated parking space in a secure gated development. 
Residents of 7 Victory Place enjoy a wealth of amenities, including access to a concierge, gym facilities, and a communal garden. The propertys prime location affords easy access to public transport, with Limehouse DLR being within short walking distance with journey times into Bank and the city being less than 10 minutes.

Embrace the opportunity to reside in this dynamic locale, where the urban landscape seamlessly blends with natural beauty. With its unparalleled location, great facilities, and access to a myriad of amenities.

Listed by

London

Alliance London

Reference: 163177592

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 15/08/2016

Expiry date: 14/08/2026

Current heating cost: £150/year

Potential heating cost: £149/year

Est. upgrade cost to C: £2,625

Recommendations

  • Low energy lighting for all fixed outlets (£25)
  • Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

Price history

Event Date Price % change
Sold 17/03/2026 (4 months ago) £400,000 —

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
LIME VIEW APARTMENTS, 2 FLAT 404 JOHN NASH MEWS, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7GQ £515,000 22/12/2025 Flat
GROSVENOR COURT, 2 FLAT 12 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7HW £330,000 19/12/2025 Flat
KILN COURT, 18 FLAT 36 NEWELL STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JP £395,000 15/12/2025 Flat
67 ISLAND ROW, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7HU £420,000 19/11/2025 Flat
LIME HOUSE COURT, 3 FLAT 11 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7HW £400,000 10/11/2025 Flat
MEDLAND HOUSE, 11 FLAT 15 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT £600,000 11/07/2025 Flat
PARK HEIGHTS COURT, 1 FLAT 16 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7HW £380,000 11/07/2025 Flat
EARL ATTLEE COURT, 16 FLAT 13 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7PD £407,000 31/03/2025 Flat
ADRIATIC BUILDING, 51 FLAT 12 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8DN £367,500 17/11/2023 Flat
MEDLAND HOUSE, 11 FLAT 82 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT £1,000,000 08/11/2023 Flat
VITRUVIAN COURT, 7 FLAT 27 ROLLING MILLS MEWS, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7FQ £575,000 27/10/2023 Flat
LAMB COURT, 69 FLAT 30 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8EJ £530,000 10/10/2023 Flat
MEDLAND HOUSE, 11 FLAT 67 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT £635,000 10/10/2023 Flat
MEDLAND HOUSE, 11 FLAT 26 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT £580,000 14/09/2023 Flat
VICTORIA WHARF, 46 FLAT 59 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8DD £750,000 14/06/2023 Flat
144 BASIN APPROACH, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JG £735,000 26/05/2023 Flat
PAPER MILL WHARF, 50 FLAT 63 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8BZ £1,300,000 17/05/2023 Flat
GAINSBOROUGH HOUSE, 7 FLAT 16 VICTORY PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8BG £955,000 28/04/2023 Flat
LOCKVIEW COURT, 67 FLAT 34 NARROW STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8EN £581,500 05/04/2023 Flat
EARL ATTLEE COURT, 16 FLAT 22 WHARF LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7PD £536,000 24/03/2023 Flat

Area average: £599,600 (20 sales)

Capital growth trend

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

5y growth -30.2%
10y growth -2.5%

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

1y (index) -12.8%
5y (index) -17.7%
10y (index) -9.6%

Rental Range

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

Low £2,177/mo
Realistic £2,419/mo
Optimistic £2,661/mo

Based on Local Authority from postcode lookup → Tower Hamlets.

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

Location

Map view View on Google Maps View on OpenStreetMap Street View E14 8BG

Address

5 Victory Place

Nearby

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

Type Name Distance
Shop Riverside Store 0.1 miles
Bus stop Lowell Street 0.1 miles
Shop Silverclip 0.2 miles
Train station Limehouse 0.2 miles
University NTU London 1.4 miles
University Northeastern University London 1.6 miles
Hospital Moorfields at Hoxton 2.9 miles
Hospital A&E Department 3.1 miles

Street-level crime

Category Count
Anti-social behaviour 462
Violence and sexual offences 387
Shoplifting 187
Other theft 98
Theft from the person 81
Public order 80
Drugs 75
Burglary 73
Vehicle crime 52
Robbery 47
Bicycle theft 32
Other crime 14
Possession of weapons 8
Criminal damage and arson 5
Total incidents 1601

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
Stephen Hawking School Other 0.2 miles Outstanding — 27 Mar 2013
Sir William Burrough Primary School Primary 0.2 miles Requires improvement — 23 Jan 2023
Cyril Jackson Primary School Primary 0.2 miles Outstanding — 7 Sep 2015
Stepney Greencoat Church of England Primary School Primary 0.3 miles Good — 26 Apr 2023
Cayley Primary School Primary 0.4 miles Good — 28 Jun 2012

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, Lime View Apartments, E14 £2,400/mo 1 0.13 miles OpenRent
Studio Flat, Deposit Free Options And Guarantor A, E14 £1,695/mo 1 0.16 miles OpenRent
1 Bed Flat, Adriatic Building, E14 £1,900/mo 1 0.16 miles OpenRent
One Park Drive, Canary Wharf, E14 9SB £3,700/mo 1 1.04 miles Rightmove

Average rent: £2,424/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%
Max investor price (0.8%) £268,750
Target investor price (1%) £215,000
Gross yield 6.1%
Cost-to-rent ratio 16.5×
Monthly cashflow £236/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 2.3%
  • 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).