For sale Flat

FLAT 102

LIGHTERMAN POINT, 3, NEW VILLAGE AVENUE, LONDON, GREATER LONDON E14 0ND

2 beds 2 baths Listed 10 Apr 2025 (-501d)

£425,000

Guide Price

Reduced on 21 May 2025

Save

# 2 bedroom flat for sale (E14 0ND)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 102, LIGHTERMAN POINT, 3, NEW VILLAGE AVENUE, LONDON, GREATER LONDON E14 0ND |
| Price | £425,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £420,000 Feb 2026 |

## Description

Guide Price £425,000 to £450,000

Bright and Spacious 2-Bedroom Apartment with Balcony ? Ideal for First-Time Buyers

Positioned on the first floor of a sought-after private development, this bright, south-west facing apartment offers a generous living space. Featuring two double bedrooms, two modern bathrooms, and a sheltered balcony, this property provides comfort and convenience.

With a 24-hour concierge service and access to a well-equipped gym, this chain-free apartment is the perfect choice for first-time buyers looking for an easy move-in experience.

**Outside**

Accessed via the living room this south-west facing sheltered balcony has ample space for outside dining and is suitable for all year round use.

**Situation**

Aberfeldy Village is well located for access to Canary Wharf and the City of London, as well as Central London and London City Airport. Canning Town Jubilee Line station is situated approximately 0.5 miles from the property and East India DLR station approximately 0.6 miles allowing for quick and easy access into Central London.** Property Ref Number: **

HAM-57601

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/160530329/1843097) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| LIGHTERMAN POINT, 3 FLAT 102 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ND | £420,000 | 27/02/2026 | Flat |
| LIGHTERMAN POINT, 3 FLAT 102 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ND | £256,025 | 28/10/2014 | 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 |
|---------|-------|------|------|
| SAILORS HOUSE, 16 FLAT 205 DEAUVILLE CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0JT | £340,000 | 12/12/2025 | Flat |
| LANDING WAITERS HOUSE, 28 FLAT 305 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0GJ | £345,000 | 20/11/2025 | Flat |
| GLASS BLOWERS HOUSE, 15 FLAT 205 VALENCIA CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0LB | £425,000 | 12/11/2025 | Flat |
| LIGHTERMAN POINT, 3 FLAT 810 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0NH | £375,000 | 08/12/2023 | Flat |
| LANDING WAITERS HOUSE, 28 FLAT 105 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0GJ | £342,000 | 02/06/2023 | Flat |
| MORELLO HOUSE, 12 FLAT 1201 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £474,300 | 22/12/2022 | Flat |
| [Same street] LIGHTERMAN POINT, 3 FLAT 413 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ND | £430,000 | 14/12/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 804 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £448,260 | 12/12/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 803 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £570,000 | 07/12/2022 | Flat |
| GLASS BLOWERS HOUSE, 15 FLAT 510 VALENCIA CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0LB | £490,000 | 02/12/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 1302 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £510,000 | 24/11/2022 | Flat |
| [Same street] LIGHTERMAN POINT, 3 FLAT 104 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ND | £462,000 | 24/10/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 1304 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £484,500 | 21/10/2022 | Flat |
| SAILORS HOUSE, 16 FLAT 207 DEAUVILLE CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0JT | £500,000 | 20/10/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 901 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £450,000 | 11/10/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 702 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £438,840 | 05/10/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 603 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £570,000 | 03/10/2022 | Flat |
| CHAINMAKERS HOUSE, 46 FLAT 401 BLAIR STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0JL | £360,000 | 28/09/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 701 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £443,610 | 28/09/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 703 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £600,000 | 16/09/2022 | Flat |
| 16 OBAN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0HZ | £239,635 | 16/09/2022 | Flat |
| MORELLO HOUSE, 12 FLAT 805 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US | £448,260 | 15/09/2022 | Flat |
| [Same street] LIGHTERMAN POINT, 3 FLAT 105 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ND | £332,500 | 08/08/2022 | Flat |

**Street average:** £408,167 (3 sales)
**Area average:** £442,720 (20 sales)

## Price vs local average

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

- **Local average:** £510,517 (238 Flat, E14, 2024–2026)
- **Deviation:** -16.8%

## 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).*

- **LHA floor (this property size):** £1,745/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 |
|------|------|------|------|------|
| 2 Bed Flat, Glass Blowers House, E14 | £2,400/mo | 2 | 0.11 miles | OpenRent |
| 2 Bed Flat, Switch House, E14 | £2,650/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Blackwall Way, E14 | £2,650/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Java House, E14 | £2,800/mo | 2 | 0.27 miles | OpenRent |

**Average rent: £2,625/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £331,250
- **Target investor price (1%):** £265,000

*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 £2,650/mo).*

- **Gross yield:** 7.5%
- **Cost-to-rent:** 13.4×
- **Monthly cashflow:** £686/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.7%

*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:** -32.6%
- **10y growth:** -0.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -14.7%
- **5y growth (index):** -18.7%
- **10y growth (index):** -11.1%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11

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Property details

Tenure

LEASEHOLD

Council tax band

Last sold

£420,000 Feb 2026

Local average

£510,517 (-16.8%)

Deprivation

Decile 3 (9,098 of 33,755)

Street crime

1082 incidents within 1 mile (Jun 2026)

Key features

1st Floor
Two Double Bedrooms
Two Bathrooms
Balcony
Contemporary Interior
Close to Canary Wharf
24hr Concierge
Gym
Landscaped Gardens
Chain Free.

Additional details

Garden: Yes

Description

Guide Price £425,000 to £450,000

Bright and Spacious 2-Bedroom Apartment with Balcony ? Ideal for First-Time Buyers

Positioned on the first floor of a sought-after private development, this bright, south-west facing apartment offers a generous living space. Featuring two double bedrooms, two modern bathrooms, and a sheltered balcony, this property provides comfort and convenience.

With a 24-hour concierge service and access to a well-equipped gym, this chain-free apartment is the perfect choice for first-time buyers looking for an easy move-in experience.

Outside

Accessed via the living room this south-west facing sheltered balcony has ample space for outside dining and is suitable for all year round use.

Situation

Aberfeldy Village is well located for access to Canary Wharf and the City of London, as well as Central London and London City Airport. Canning Town Jubilee Line station is situated approximately 0.5 miles from the property and East India DLR station approximately 0.6 miles allowing for quick and easy access into Central London. Property Ref Number:
HAM-57601

Listed by

Canary Wharf

Countrywide Hamptons Sales - Connells

Reference: 160530329

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~4,417 m² (1.09 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

Price history

64% since 2014

Event	Date	Price	% change
Listed for sale	—	£425,000	+1.2%
Sold	27/02/2026 (5 months ago)	£420,000	+64%
Sold	28/10/2014 (11 years ago)	£256,025	—

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
SAILORS HOUSE, 16 FLAT 205 DEAUVILLE CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0JT	£340,000	12/12/2025	Flat
LANDING WAITERS HOUSE, 28 FLAT 305 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0GJ	£345,000	20/11/2025	Flat
GLASS BLOWERS HOUSE, 15 FLAT 205 VALENCIA CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0LB	£425,000	12/11/2025	Flat
LIGHTERMAN POINT, 3 FLAT 810 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0NH	£375,000	08/12/2023	Flat
LANDING WAITERS HOUSE, 28 FLAT 105 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0GJ	£342,000	02/06/2023	Flat
MORELLO HOUSE, 12 FLAT 1201 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£474,300	22/12/2022	Flat
Same street LIGHTERMAN POINT, 3 FLAT 413 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ND	£430,000	14/12/2022	Flat
MORELLO HOUSE, 12 FLAT 804 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£448,260	12/12/2022	Flat
MORELLO HOUSE, 12 FLAT 803 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£570,000	07/12/2022	Flat
GLASS BLOWERS HOUSE, 15 FLAT 510 VALENCIA CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0LB	£490,000	02/12/2022	Flat
MORELLO HOUSE, 12 FLAT 1302 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£510,000	24/11/2022	Flat
Same street LIGHTERMAN POINT, 3 FLAT 104 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ND	£462,000	24/10/2022	Flat
MORELLO HOUSE, 12 FLAT 1304 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£484,500	21/10/2022	Flat
SAILORS HOUSE, 16 FLAT 207 DEAUVILLE CLOSE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0JT	£500,000	20/10/2022	Flat
MORELLO HOUSE, 12 FLAT 901 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£450,000	11/10/2022	Flat
MORELLO HOUSE, 12 FLAT 702 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£438,840	05/10/2022	Flat
MORELLO HOUSE, 12 FLAT 603 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£570,000	03/10/2022	Flat
CHAINMAKERS HOUSE, 46 FLAT 401 BLAIR STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0JL	£360,000	28/09/2022	Flat
MORELLO HOUSE, 12 FLAT 701 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£443,610	28/09/2022	Flat
MORELLO HOUSE, 12 FLAT 703 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£600,000	16/09/2022	Flat
16 OBAN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0HZ	£239,635	16/09/2022	Flat
MORELLO HOUSE, 12 FLAT 805 LEAMOUTH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0US	£448,260	15/09/2022	Flat
Same street LIGHTERMAN POINT, 3 FLAT 105 NEW VILLAGE AVENUE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ND	£332,500	08/08/2022	Flat

Street average: £408,167 (3 sales)

Area average: £442,720 (20 sales)

Capital growth trend

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

5y growth -32.6%

10y growth -0.8%

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

1y (index) -14.7%

5y (index) -18.7%

10y (index) -11.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: ALLDAY PROPERTY LIMITED (11147391)

Rental Range

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

Low £2,186/mo

Realistic £2,429/mo

Optimistic £2,672/mo

Based on Local Authority from postcode lookup → Tower Hamlets.

LHA (30th percentile) floor for Inner East London: £1,745/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E14 0ND

Address

3 New Village Avenue

Nearby

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

Type	Name	Distance
Bus stop	East India Dock Road	0.0 miles
Shop	Jay's Off Licence	0.1 miles
Bus stop	Abbott Road	0.1 miles
Shop	Welcome	0.2 miles
Train station	East India	0.3 miles
Train station	Canning Town	0.4 miles
University	Escape Studios	0.9 miles
Hospital	A&E Department	1.6 miles
Hospital	Rainbow Ward	1.7 miles
University	Arden University Stratford Campus	2.1 miles

Street-level crime

Category	Count
Violence and sexual offences	283
Anti-social behaviour	209
Shoplifting	126
Vehicle crime	118
Other theft	104
Theft from the person	55
Drugs	52
Public order	41
Burglary	40
Robbery	27
Bicycle theft	13
Possession of weapons	8
Other crime	6
Total incidents	1082

Within 1 mile during Jun 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
Culloden Primary - A Paradigm Academy	Primary	0.3 miles	Outstanding — 21 Jul 2015
Woolmore Primary School	Primary	0.4 miles	Outstanding — 16 Nov 2022
Faraday School	Other	0.5 miles	— (No rating)
Langdon Park Community School	Secondary	0.5 miles	Good — 15 Jun 2023
St Luke's Primary School	Primary	0.6 miles	Good — 8 Dec 2019

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
2 Bed Flat, Glass Blowers House, E14	£2,400/mo	2	0.11 miles	OpenRent
2 Bed Flat, Switch House, E14	£2,650/mo	2	0.23 miles	OpenRent
2 Bed Flat, Blackwall Way, E14	£2,650/mo	2	0.25 miles	OpenRent
2 Bed Flat, Java House, E14	£2,800/mo	2	0.27 miles	OpenRent

Average rent: £2,625/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.62%

Max investor price (0.8%) £331,250

Target investor price (1%) £265,000

Gross yield 7.5%

Cost-to-rent ratio 13.4×

Monthly cashflow £686/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.7%

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).

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