Let Flat

51 WEST HAM LANE

LONDON, GREATER LONDON E15 4PH

3 beds 2 baths Listed 15 Mar 2026 (-90d)

£2,400 pcm

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# 3 bedroom flat for rent (E15 4PH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 51 WEST HAM LANE, LONDON, GREATER LONDON E15 4PH |
| Price | £2,400 pcm |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £405,000 Nov 2006 |

## Description

** DUE TO PLANNING CONSTRAINTS, THIS PROPERTY IS ONLY AVAILABLE AS A SINGLE HOUSEHOLD - NOT AVAILABLE FOR SHARERS **

Metra Living are proud to present this stunning three-bedroom apartment set within the ever popular Dovetail Place, Lawrence Road.

This property is ideally situated less than a 10-minute walk from Seven Sisters Station (Victoria Line and National Rail Services) which both provide excellent links into Central London and more. A wander down to Tottenham Hale retail park will reveal a range of stores, restaurants and coffee shops for you to explore. Also in walking distance are local parks, Downshill Park and The Lordship Recreational ground, Tottenham’s largest green space.

This apartment has a beautiful interior finish with engineered wooden flooring, bright open-plan living space, fully integrated kitchen with all modern appliances, master double bedroom with en suite shower room, good sized second and third double bedrooms and three-piece family bathroom suite.

This property is available from the end of January 2026.

Please note, there is no parking available.

Disclaimers:

Please note that the images shown are representative and may not be of the actual home available. While the specification will remain the same the layout/size may differ.

Please note the following eligibility criteria

- Affordability criteria will apply.

- You have the Right to Rent in the UK

- You do not have any adverse credit or rental history.

- As a student household that do not meet the minimum income, you will be required to pay six months up front

Please visit our website for full details relating to our eligibility criteria

## Property Photos

- ![Photo 1](/listings/photos/173309711/616817) - Photo 1
- ![Photo 3](/listings/photos/173309711/616818) - Photo 3
- ![Photo 2](/listings/photos/173309711/616819) - Photo 2
- ![Photo 8](/listings/photos/173309711/616820) - Photo 8
- ![Photo 4](/listings/photos/173309711/616821) - Photo 4
- ![Photo 7](/listings/photos/173309711/616822) - Photo 7
- ![Photo 6](/listings/photos/173309711/616823) - Photo 6
- ![Photo 9](/listings/photos/173309711/616824) - Photo 9

## Floorplans

- ![Floorplan 1](/listings/photos/173309711/616825) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 51 WEST HAM LANE, LONDON, NEWHAM, GREATER LONDON, E15 4PH | £405,000 | 24/11/2006 | Terraced |
| 51 WEST HAM LANE, LONDON, NEWHAM, GREATER LONDON, E15 4PH | £267,500 | 27/02/2003 | 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 |
|---------|-------|------|------|
| BUTTERFLY COURT FLAT 15 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £440,000 | 16/01/2026 | Flat |
| BIRDSMOUTH COURT FLAT 26 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £442,000 | 05/09/2025 | Flat |
| BIRDSMOUTH COURT FLAT 25 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £460,000 | 04/07/2025 | Flat |
| BUTTERFLY COURT FLAT 40 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £595,000 | 30/06/2025 | Flat |
| 146 FLAT 1 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £525,000 | 16/02/2024 | Flat |
| 86 FLAT A BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ | £360,000 | 08/12/2023 | Flat |
| 86 FLAT 2 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ | £360,000 | 08/12/2023 | Flat |
| BUTTERFLY COURT FLAT 53 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £450,000 | 01/12/2023 | Flat |
| BIRDSMOUTH COURT FLAT 19 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £170,000 | 30/11/2023 | Flat |
| 54A GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SN | £485,000 | 05/10/2023 | Flat |
| BUTTERFLY COURT FLAT 59 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £435,000 | 04/09/2023 | Flat |
| 7 FIRST & SECOND FLOOR FLAT GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SW | £490,000 | 22/12/2022 | Flat |
| 92B WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5NS | £335,000 | 09/12/2022 | Flat |
| 66 GROUND FLOOR FLAT GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SN | £365,000 | 25/11/2022 | Flat |
| BIRDSMOUTH COURT FLAT 30 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £365,000 | 13/10/2022 | Flat |
| BIRDSMOUTH COURT FLAT 33 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £170,000 | 04/10/2022 | Flat |
| BUTTERFLY COURT FLAT 36 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £485,000 | 23/09/2022 | Flat |
| 68 KIRKTON ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5EY | £171,000 | 06/09/2022 | Flat |
| BUTTERFLY COURT FLAT 26 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £495,000 | 24/08/2022 | Flat |
| 36 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ | £250,000 | 27/07/2022 | Flat |

**Area average:** £392,400 (20 sales)

## Price vs local average

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

- **Local average:** £344,578 (51 Flat, E15, 2024–2026)
- **Deviation:** -99.3%

## Rental Range

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

- **Low:** £1,726/mo
- **Realistic:** £1,918/mo
- **Optimistic:** £2,110/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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, Gerry Raffles Square, E15 | £3,200/mo | 3 | 4.54 miles | OpenRent |
| 3 Bed Detached House, Bryant Street, E15 | £3,500/mo | 3 | 4.79 miles | OpenRent |
| 3 Bed Flat, Marriott Road, E15 | £3,000/mo | 3 | 4.91 miles | OpenRent |
| 3 Bed Flat, Marriott Road, E15 | £3,100/mo | 3 | 4.91 miles | OpenRent |

**Average rent: £3,200/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 131.25% (strong)
- **Max investor price (0.8%):** £393,750
- **Target investor price (1%):** £315,000

*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 £3,150/mo).*

- **Gross yield:** 1575%
- **Cost-to-rent:** 0.1×
- **Monthly cashflow:** £2,801/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4828.5%

*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).*

## Capital growth trend

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

- **5y growth:** -36.5%
- **10y growth:** 20.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -8.1%
- **5y growth (index):** -11.7%
- **10y growth (index):** 2.9%

## 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)

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Property details

Council tax band

Last sold

£405,000 Nov 2006

Local average

£344,578 (-99.3%)

Deprivation

Decile 2 (6,544 of 33,755)

Street crime

1185 incidents within 1 mile (Apr 2026)

Key features

EPC Rating (B)
Council Tax Band (D)
Three bedrooms
Two bathrooms
Private Balcony
Modern Development
Available from Mid March 2025
Great Transport Links

Description

DUE TO PLANNING CONSTRAINTS, THIS PROPERTY IS ONLY AVAILABLE AS A SINGLE HOUSEHOLD - NOT AVAILABLE FOR SHARERS

Metra Living are proud to present this stunning three-bedroom apartment set within the ever popular Dovetail Place, Lawrence Road.

This property is ideally situated less than a 10-minute walk from Seven Sisters Station (Victoria Line and National Rail Services) which both provide excellent links into Central London and more. A wander down to Tottenham Hale retail park will reveal a range of stores, restaurants and coffee shops for you to explore. Also in walking distance are local parks, Downshill Park and The Lordship Recreational ground, Tottenham’s largest green space.

This apartment has a beautiful interior finish with engineered wooden flooring, bright open-plan living space, fully integrated kitchen with all modern appliances, master double bedroom with en suite shower room, good sized second and third double bedrooms and three-piece family bathroom suite.

This property is available from the end of January 2026.

Please note, there is no parking available.

Disclaimers:

Please note that the images shown are representative and may not be of the actual home available. While the specification will remain the same the layout/size may differ.

Please note the following eligibility criteria
- Affordability criteria will apply.
- You have the Right to Rent in the UK
- You do not have any adverse credit or rental history.
- As a student household that do not meet the minimum income, you will be required to pay six months up front

Please visit our website for full details relating to our eligibility criteria

Listed by

Metra Living

L&Q (Lets)

Reference: 173309711

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

51% since 2003

Event	Date	Price	% change
Sold	24/11/2006 (19 years ago)	£405,000	+51.4%
Sold	27/02/2003 (23 years ago)	£267,500	—

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
BUTTERFLY COURT FLAT 15 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA	£440,000	16/01/2026	Flat
BIRDSMOUTH COURT FLAT 26 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW	£442,000	05/09/2025	Flat
BIRDSMOUTH COURT FLAT 25 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW	£460,000	04/07/2025	Flat
BUTTERFLY COURT FLAT 40 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA	£595,000	30/06/2025	Flat
146 FLAT 1 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE	£525,000	16/02/2024	Flat
86 FLAT A BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ	£360,000	08/12/2023	Flat
86 FLAT 2 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ	£360,000	08/12/2023	Flat
BUTTERFLY COURT FLAT 53 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA	£450,000	01/12/2023	Flat
BIRDSMOUTH COURT FLAT 19 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW	£170,000	30/11/2023	Flat
54A GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SN	£485,000	05/10/2023	Flat
BUTTERFLY COURT FLAT 59 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA	£435,000	04/09/2023	Flat
7 FIRST & SECOND FLOOR FLAT GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SW	£490,000	22/12/2022	Flat
92B WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5NS	£335,000	09/12/2022	Flat
66 GROUND FLOOR FLAT GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SN	£365,000	25/11/2022	Flat
BIRDSMOUTH COURT FLAT 30 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW	£365,000	13/10/2022	Flat
BIRDSMOUTH COURT FLAT 33 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW	£170,000	04/10/2022	Flat
BUTTERFLY COURT FLAT 36 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA	£485,000	23/09/2022	Flat
68 KIRKTON ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5EY	£171,000	06/09/2022	Flat
BUTTERFLY COURT FLAT 26 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA	£495,000	24/08/2022	Flat
36 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ	£250,000	27/07/2022	Flat

Area average: £392,400 (20 sales)

Capital growth trend

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

5y growth -36.5%

10y growth 20.8%

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

1y (index) -8.1%

5y (index) -11.7%

10y (index) 2.9%

Rental Range

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

Low £1,726/mo

Realistic £1,918/mo

Optimistic £2,110/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Huntingdon: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E15 4PH

Nearby

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

Type	Name	Distance
Shop	Loco Food Centre	0.0 miles
Shop	Uniform Me	0.0 miles
Bus stop	Bedford Road	0.0 miles
Train station	Seven Sisters	0.3 miles
Train station	South Tottenham	0.5 miles
Hospital	North London Hospice Winchmore Hill	2.8 miles
Hospital	Moorfields at Hoxton	3.6 miles
University	University of Wales Trinity Saint David London	3.7 miles
University	Paris Dauphine University - London Campus	3.9 miles

Street-level crime

Category	Count
Anti-social behaviour	289
Violence and sexual offences	284
Shoplifting	105
Vehicle crime	92
Other theft	77
Public order	75
Theft from the person	70
Criminal damage and arson	62
Drugs	42
Burglary	40
Robbery	21
Other crime	13
Bicycle theft	9
Possession of weapons	6
Total incidents	1185

Within 1 mile during Apr 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
Seven Sisters Primary School	Primary	0.3 miles	Good — 8 Mar 2016
Ambitious College	Other	0.3 miles	— (No rating)
Harris Primary Academy Philip Lane	Primary	0.4 miles	Outstanding — 24 Apr 2019
St Ann's CE Primary School	Primary	0.4 miles	Good — 13 Dec 2023
Islamic Shakhsiyah Foundation	Other	0.4 miles	Good — 26 Sep 2018

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, Gerry Raffles Square, E15	£3,200/mo	3	4.54 miles	OpenRent
3 Bed Detached House, Bryant Street, E15	£3,500/mo	3	4.79 miles	OpenRent
3 Bed Flat, Marriott Road, E15	£3,000/mo	3	4.91 miles	OpenRent
3 Bed Flat, Marriott Road, E15	£3,100/mo	3	4.91 miles	OpenRent

Average rent: £3,200/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 131.25%

Max investor price (0.8%) £393,750

Target investor price (1%) £315,000

Gross yield 1575%

Cost-to-rent ratio 0.1×

Monthly cashflow £2,801/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4828.5%

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).