# 1 bedroom apartment for sale (E14 8BG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 15, GAINSBOROUGH HOUSE, 7, VICTORY PLACE, LONDON, GREATER LONDON E14 8BG |
| Price | £425,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £400,000 Mar 2026 |

## 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.

## Property Photos

- ![Photo](/listings/photos/163177592/1011039)
- ![Photo](/listings/photos/163177592/1011040)
- ![Photo](/listings/photos/163177592/1011041)
- ![Photo](/listings/photos/163177592/1011042)
- ![Photo](/listings/photos/163177592/1011043)
- ![Photo](/listings/photos/163177592/1011044)
- ![Photo](/listings/photos/163177592/1011045)
- ![Photo](/listings/photos/163177592/1011046)
- ![Photo](/listings/photos/163177592/1011047)
- ![Photo](/listings/photos/163177592/1011048)

## Floorplans

- ![Floorplan 1](/listings/photos/163177592/1011049) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GAINSBOROUGH HOUSE, 7 FLAT 15 VICTORY PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8BG | £400,000 | 17/03/2026 | 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 |
|---------|-------|------|------|
| 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 |
| MEDLAND HOUSE, 11 FLAT 67 BRANCH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 7JT | £635,000 | 10/10/2023 | 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 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)

## Price vs local average

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

- **Local average:** £506,875 (241 Flat, E14, 2024–2026)
- **Deviation:** -16.2%

## Rental Range

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

- **Low:** £2,177/mo
- **Realistic:** £2,419/mo
- **Optimistic:** £2,661/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner East 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 |
|------|------|------|------|------|
| 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](http://87.117.209.195:8080/listings/ec0735b) | £3,700/mo | 1 | 1.04 miles | Rightmove |

**Average rent: £2,424/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.5×
- **Monthly cashflow:** £236/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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:** -29.7%
- **10y growth:** -2.9%

## House Price Index (HM Land Registry)

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

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

## 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)