# Studio flat for sale (E14 9GU)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 1312, 10 MARSH WALL, LONDON, GREATER LONDON E14 9GU |
| Price | £450,000 |
| Bathrooms | 1 |
| Floor area | 41 m² |
| Last sold | £435,000 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 22/09/2030
- **Current heating cost:** £120/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6150-1731-2130-2367-3226)

## Description

At 75 floors, Landmark Pinnacle is London’s tallest residential towers with views that extend out across London’s unmistakable monuments and waterways.   

Luxurious apartments lead off elegant carpeted lobbies and are beautifully presented in a neutral palette of white walls, timber floors and brushed chrome and black ironmongery.  The feel throughout is simple and sleek, with high-quality furnishings and fittings that complement, without detracting from, the spellbinding views across the water and landscape.

A stand-out feature of many of the residences is a winter garden which can be accessed from the living area and bedroom. It provides space to sit and even comfortably dine outdoors, bringing in the light and views without the accompanying drop in temperature.

As well as a private cinema, State-of-the-art amenities include a stunning 56th floor first class gym with a separate exercise studio and Pilates area. The 27th floor offers a magical childrens play area together with a more formal garden lounge for adults, lounge and library whilst the 75th floor is crowned by two roof terraces offering panoramic views across London.  

Located at the western edge of Canary Wharf, excellent transport connections are available via Heron Quays DLR 0.3 mile, Canary Wharf London Underground 0.5 mile as well as the regular Thames Clippers river service 0.3 mile.

## Property Photos

- ![478A6071_web](/listings/photos/127640237/1639619) - 478A6071_web
- ![478A6083_web](/listings/photos/127640237/1639620) - 478A6083_web
- ![478A6088_web](/listings/photos/127640237/1639622) - 478A6088_web
- ![478A6094_web](/listings/photos/127640237/1639624) - 478A6094_web
- ![478A6098_web](/listings/photos/127640237/1639625) - 478A6098_web
- ![478A6036_web](/listings/photos/127640237/1639626) - 478A6036_web
- ![478A6051_web](/listings/photos/127640237/1639628) - 478A6051_web
- ![478A6061_web](/listings/photos/127640237/1639630) - 478A6061_web
- ![478A6066_web](/listings/photos/127640237/1639632) - 478A6066_web
- ![478A6056_web](/listings/photos/127640237/1639633) - 478A6056_web
- ![478A6041_web](/listings/photos/127640237/1639635) - 478A6041_web
- ![478A6046_web](/listings/photos/127640237/1639636) - 478A6046_web

## Floorplans

- ![13.12 Landmark Pi...](/listings/photos/127640237/1639637) - 13.12 Landmark Pi...

## EPC Graphs

- ![Energy Performanc...](/listings/photos/127640237/1639638) - Energy Performanc...

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 APARTMENT 1312 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9GU | £435,000 | 21/03/2023 | Flat |
| 10 APARTMENT 1312 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9GU | £425,000 | 10/12/2020 | 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 |
|---------|-------|------|------|
| 10 APARTMENT 4702 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9XZ | £800,000 | 14/01/2026 | Flat |
| LANDMARK WEST TOWER, 22 FLAT 2701 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9AL | £762,500 | 05/01/2026 | Flat |
| ANCHORAGE POINT, 42 FLAT 46 CUBA STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NE | £500,000 | 05/01/2026 | Flat |
| 10 APARTMENT 7102 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9JQ | £1,165,000 | 18/12/2025 | Flat |
| ANCHORAGE POINT, 42 FLAT 48 CUBA STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NE | £500,000 | 16/09/2025 | Flat |
| 10 APARTMENT 5714 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9TB | £810,000 | 10/09/2025 | Flat |
| LANDMARK EAST TOWER, 24 FLAT 3606 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EG | £1,220,000 | 08/09/2025 | Flat |
| LANDMARK WEST TOWER, 22 FLAT 2805 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9AL | £682,500 | 17/07/2025 | Flat |
| 10 APARTMENT 3201 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FY | £955,000 | 09/07/2025 | Flat |
| LANDMARK WEST TOWER, 22 FLAT 311 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9AF | £395,000 | 20/02/2025 | Flat |
| 10 APARTMENT 2410 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FR | £606,000 | 22/10/2024 | Flat |
| LANDMARK WEST TOWER, 22 FLAT 2304 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9AL | £480,000 | 13/12/2023 | Flat |
| WHITBY HOUSE, 26 FLAT 803 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9AX | £370,000 | 23/11/2023 | Flat |
| LANDMARK EAST TOWER, 24 FLAT 2410 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EB | £660,000 | 22/11/2023 | Flat |
| 10 APARTMENT 4005 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9PG | £770,000 | 07/11/2023 | Flat |
| 10 APARTMENT 3403 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9FY | £600,000 | 07/11/2023 | Flat |
| ANCHORAGE POINT, 42 FLAT 36 CUBA STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NE | £535,000 | 02/11/2023 | Flat |
| CASCADES TOWER, 4 FLAT 707 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JN | £525,000 | 27/10/2023 | Flat |
| 10 APARTMENT 5414 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9TB | £950,000 | 19/10/2023 | Flat |
| 10 APARTMENT 6501 MARSH WALL, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9PR | £1,580,000 | 13/10/2023 | Flat |

**Area average:** £743,300 (20 sales)

## Price vs local average

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

- **Local average:** £506,475 (242 Flat, E14, 2024–2026)
- **Deviation:** -11.2%

## Rental Range

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

- **Low:** £2,186/mo
- **Realistic:** £2,429/mo
- **Optimistic:** £2,672/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Dartmoor Walk, E14 | £2,100/mo | 2 | 0.67 miles | OpenRent |
| 3 Bed Flat, Westferry Road, E14 | £2,990/mo | 3 | 0.68 miles | OpenRent |
| 3 Bed Flat, Nova Building, E14 | £2,860/mo | 3 | 0.68 miles | OpenRent |
| 3 Bed Flat, Nova Building, E14 | £2,990/mo | 3 | 0.68 miles | OpenRent |
| 1 Bed Flat, Helion Court, E14 | £1,820/mo | 1 | 0.7 miles | OpenRent |
| 2 Bed Flat, Galaxy Building, E14 | £2,500/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Flat, Wheat Sheaf Close, E14 | £2,150/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Flat, Wheat Sheaf Close, E14 | £2,250/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Flat, Wheat Sheaf Close, E14 | £2,700/mo | 2 | 0.73 miles | OpenRent |
| 4 Bed Terraced House, Barnsdale Avenue, E14 | £4,000/mo | 4 | 0.76 miles | OpenRent |
| 7 Bed Terraced House, Cyclops Mews, E14 | £7,130/mo | 7 | 0.77 miles | OpenRent |
| 2 Bed Flat, Mercury Court, E14 | £2,500/mo | 2 | 0.78 miles | OpenRent |
| 1 Bed Flat, Sherwood Gardens, E14 | £1,750/mo | 1 | 0.8 miles | OpenRent |
| 6 Bed Terraced House, Masthouse, E14 | £5,150/mo | 6 | 0.82 miles | OpenRent |
| 2 Bed Flat, Ferguson Close, E14 | £2,050/mo | 2 | 0.85 miles | OpenRent |
| 5 Bed Semi-Detached House, Barnfield Place, E14 | £4,750/mo | 5 | 0.9 miles | OpenRent |

**Average rent: £3,106/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £325,000
- **Target investor price (1%):** £260,000

*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 £2,600/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.4×
- **Monthly cashflow:** £543/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5%

*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:** £10,976/m²

## Capital growth trend

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

- **5y growth:** -31.8%
- **10y growth:** -5.3%

## 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)