# 3 bedroom terraced house for sale (E8 3PA) ## Property Details | Key | Value | |-----|-------| | Address | 11 ELLINGFORT ROAD, LONDON, GREATER LONDON E8 3PA | | Price | £1,250,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | E | | Last sold | £1,285,000 Aug 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 24/10/2034 - **Current heating cost:** £732/year - **Est. upgrade cost to C:** £4,500 ### Recommendations - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2359-0122-2428-3043) ## Description Stunning three bedroom contemporary townhouse in London Fields with secure off street parking. **Description** Rare to market, this bright townhouse in London Fields offers 1505 square feet of flexible living and studio spaces across three floors. Its contemporary design features high ceilings, oversized doors, and abundant natural light. A scheme of birch ply is set against a monochrome palette, with seamlessly integrated storage throughout. The ground floor entrance features an aubergine-painted facade with glass block screens. The front door opens into a foyer, leading into a generous open-plan kitchen, dining, and living area with porcelain tiles underfoot and white-painted block walls. The kitchen, from Leicht, has Corian countertops, integrated Siemens appliances and stainless Blanco sink. A WC with Duravit fittings completes this floor. Industrial-scale doors, open to a private south-facing patio garden, with plenty of space for potted plants, seating and dining. The space also includes a large storage box, and a bike shed. A sculptural birch ply staircase with built-in shelving leads to the upper floors of the house. The first floor is currently arranged as a studio/workspace and separate study, the latter would also work as a bedroom. The striking ply staircase and first-floor study were designed by 410 Architects, adding a distinctive and contemporary touch. This floor also benefits from floor-to-ceiling windows creating a bright space for living or working. The second floor houses the primary bedroom which has ample glazing and useful storage as well as a second mezzanine bedroom with recessed skylight, built-in wardrobe, shelving and desk. A spacious bathroom includes Bette bathtub and walk-in rain shower. Pale grey natural rubber flooring runs across the upper floors. This top floor was thoughtfully designed by Helen Lucas Architects, with structural engineering by Webb Yates. Home to an established partnership of artists, designers and creative businesses, the houses on this small development have shared ownership of the extensive gated courtyard providing additional amenities for the residents, including a garden with seating area and secure parking. **Location** Located at the heart of London Fields, Ellingfort Road is located in the vibrant area of London Fields, close to Broadway market (0.5 miles) and Hackney Central. For foodies, Broadway Market offers an abundance of cafes and restaurants, along with the renowned farmers market. London Fields station (0.1 miles) is on your doorstep, and Hackney Central (0.4 miles) is also nearby, providing excellent transportation links. All times and distances are approx. Square Footage: 1,505 sq ft ## Property Photos - ![Reception/Kitchen](/listings/photos/164039291/1530129) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/164039291/1530130) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/164039291/1530131) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/164039291/1530132) - Reception/Kitchen - ![Reception/Kitchen](/listings/photos/164039291/1530133) - Reception/Kitchen - ![Bathroom](/listings/photos/164039291/1530134) - Bathroom - ![Bathroom](/listings/photos/164039291/1530135) - Bathroom - ![Bedroom](/listings/photos/164039291/1530136) - Bedroom - ![Bathroom](/listings/photos/164039291/1530137) - Bathroom - ![Bathroom](/listings/photos/164039291/1530138) - Bathroom - ![Bathroom](/listings/photos/164039291/1530139) - Bathroom - ![Bathroom](/listings/photos/164039291/1530140) - Bathroom - ![Bathroom](/listings/photos/164039291/1530141) - Bathroom - ![Bathroom](/listings/photos/164039291/1530142) - Bathroom - ![Bathroom](/listings/photos/164039291/1530143) - Bathroom - ![Bathroom](/listings/photos/164039291/1530144) - Bathroom - ![Garden](/listings/photos/164039291/1530145) - Garden - ![Garden](/listings/photos/164039291/1530146) - Garden - ![Garden](/listings/photos/164039291/1530147) - Garden - ![Garden](/listings/photos/164039291/1530148) - Garden - ![Exterior](/listings/photos/164039291/1530149) - Exterior - ![Exterior](/listings/photos/164039291/1530150) - Exterior - ![Exterior](/listings/photos/164039291/1530151) - Exterior ## Floorplans - ![Floorplan](/listings/photos/164039291/1530152) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/164039291/1530153) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #17134788 - **Address:** 11 Ellingfort Road, LONDON, E8 3PA - **Certificate Issued:** 25/01/2026 - **Work Completed:** 12/11/2025 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 11 ELLINGFORT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3PA | £1,285,000 | 28/08/2025 | Terraced | ## 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] 10 FLAT 2 ELLINGFORT ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3PA | £740,000 | 11/11/2022 | Flat | | 3 BRICKFIELD CLOSE, LONDON, HACKNEY, GREATER LONDON, E9 6RZ | £781,501 | 10/08/2022 | Terraced | | LONDON LANE COURT 8 LONDON LANE, LONDON, HACKNEY, GREATER LONDON, E8 3FU | £990,000 | 15/07/2022 | Terraced | **Street average:** £740,000 (1 sale) **Area average:** £885,751 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,249,835 (22 Terraced, E8, 2024–2026) - **Deviation:** +0% ## Rental Range *ONS Price Index of Private Rents (Hackney). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,372/mo - **Realistic:** £2,635/mo - **Optimistic:** £2,899/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Inner East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £2,154/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, The Textile Building, E9 | £3,795/mo | 3 | 0.32 miles | OpenRent | **Average rent: £3,795/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.3% (weak for cashflow) - **Max investor price (0.8%):** £474,375 - **Target investor price (1%):** £379,500 *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 £3,795/mo).* - **Gross yield:** 3.6% - **Cost-to-rent:** 27.4× - **Monthly cashflow:** £-1,532/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.1% *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).* ## Price per Square Metre - **£/m²:** £10,000/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 78.9% - **10y growth:** 14.5% ## House Price Index (HM Land Registry) *Official index for Hackney; Terraced series; as of April 2026.* - **1y growth (index):** 4.1% - **5y growth (index):** 15% - **10y growth (index):** 21.5% ## 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)