# 3 bedroom apartment for sale (N16 5JH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2A, DENVER ROAD, LONDON, LONDON, GREATER LONDON N16 5JH |
| Price | £325,000 |
| Bedrooms | 3 |
| Last sold | £325,000 Mar 2007 |

## Description

VICTORIAN THREE BEDROOM CONVERSION

GROUND FLOOR WITH OWN ENTRANCE

17'11 MASTER BEDROOM + 2 FURTHER BEDROOMS

RECEPTION & FITTED KITCHEN

SOLE USE OF FANTASTIC GARDEN

OFF STREET PARKING

SHARE OF FREEHOLD

The property is situated in Denver Road at the junction with Durley Road and so is well located for access to the city via Stamford Hill BR (a few minutes walk) as well as other bus and transport routes.Stoke Newington Church Street is 1 mile to the south.

**Dimensions**

Bedroom 1:

Bedroom 2:

Bedroom 3:

Reception 1:

Kitchen:

17'11 x 13'9

15'7 x 12'7

17'8 x 7'

20'8 x 10'8

9'4 x 8'4

## Property Photos

- ![Photo](/listings/photos/12348416/553518)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2A DENVER ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JH | £325,000 | 30/03/2007 | 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 |
|---------|-------|------|------|
| 72B DURLEY ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JS | £360,000 | 25/07/2025 | Flat |
| 18 DURLEY ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JS | £525,000 | 11/04/2025 | Flat |
| PARKLEA COURT, 86 FLAT 13 DURLEY ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JT | £460,000 | 07/12/2023 | Flat |
| 162 FLAT 2 BETHUNE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5DS | £332,500 | 01/11/2023 | Flat |
| ALLANBRIDGE FLAT 6 BETHUNE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5DE | £430,000 | 19/10/2023 | Flat |
| 10B CRANWICH ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JX | £400,000 | 31/05/2023 | Flat |
| 10A CRANWICH ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JX | £480,000 | 03/04/2023 | Flat |
| ALLANBRIDGE FLAT 10 BETHUNE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5DE | £430,000 | 31/03/2023 | Flat |
| [Same street] 16A DENVER ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JH | £700,000 | 16/12/2022 | Flat |
| 18 DURLEY ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JS | £475,000 | 13/12/2022 | Flat |
| 21 FLAT 4 EAST BANK, LONDON, HACKNEY, GREATER LONDON, N16 5RG | £232,296 | 14/11/2022 | Flat |
| 7 FIRST AND SECOND FLOOR FLAT DURLEY ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JW | £725,000 | 11/11/2022 | Flat |
| 25 FLAT 3 AMHURST PARK, LONDON, HACKNEY, GREATER LONDON, N16 5DJ | £342,000 | 01/11/2022 | Flat |
| 25 FLAT 10 AMHURST PARK, LONDON, HACKNEY, GREATER LONDON, N16 5DJ | £325,000 | 01/11/2022 | Flat |
| 25 FLAT 2 AMHURST PARK, LONDON, HACKNEY, GREATER LONDON, N16 5DJ | £380,000 | 01/11/2022 | Flat |
| JOSEPH COURT FLAT 24 AMHURST PARK, LONDON, HACKNEY, GREATER LONDON, N16 5AJ | £335,000 | 31/10/2022 | Flat |
| THE TREES, 83 - 89 FLAT 10 AMHURST PARK, LONDON, HACKNEY, GREATER LONDON, N16 5DP | £300,000 | 21/10/2022 | Flat |
| 27 FLAT 5 AMHURST PARK, LONDON, HACKNEY, GREATER LONDON, N16 5DJ | £502,500 | 07/10/2022 | Flat |
| 22C DURLEY ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JS | £410,000 | 29/09/2022 | Flat |
| 47A WEST BANK, LONDON, HACKNEY, GREATER LONDON, N16 5DF | £300,000 | 22/09/2022 | Flat |
| 50B CRANWICH ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JN | £240,000 | 16/09/2022 | Flat |
| [Same street] 24B DENVER ROAD, LONDON, HACKNEY, GREATER LONDON, N16 5JH | £441,000 | 02/08/2021 | Flat |

**Street average:** £570,500 (2 sales)
**Area average:** £399,215 (20 sales)

## Price vs local average

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

- **Local average:** £523,973 (83 Flat, N16, 2024–2026)
- **Deviation:** -38%

## Rental Range

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

- **Low:** £2,354/mo
- **Realistic:** £2,615/mo
- **Optimistic:** £2,877/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| 3 Bed Flat, Stamford Hill Mansions, N16 | £3,467/mo | 3 | 0.39 miles | OpenRent |

**Average rent: £3,467/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.07% (strong)
- **Max investor price (0.8%):** £433,375
- **Target investor price (1%):** £346,700

*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 £3,467/mo).*

- **Gross yield:** 12.8%
- **Cost-to-rent:** 7.8×
- **Monthly cashflow:** £1,815/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 23.1%

*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).*

## Capital growth trend

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

- **5y growth:** 3.3%
- **10y growth:** -1.5%

## House Price Index (HM Land Registry)

*Official index for Hackney; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.2%
- **5y growth (index):** 1.4%
- **10y growth (index):** 1.9%

## 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)