Sold Terraced

39 SHAKESPEARE CRESCENT

LONDON, LONDON, GREATER LONDON E12 6LL

3 beds 85 m² Listed 7 Apr 2026 (-64d)

£360,000

Guide Price

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# 3 bedroom terraced house for sale (E12 6LL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 39 SHAKESPEARE CRESCENT, LONDON, LONDON, GREATER LONDON E12 6LL |
| Price | £360,000 |
| Bedrooms | 3 |
| Last sold | £230,000 Feb 2007 |

## Description

**StrapLine**

Auction Sale - 21/04/2026 - To book viewings, view the legal pack and register to bid please refer to the full sales particulars on the Savills Auctions website

A three bedroom terraced house, in need of modernisation, benefitting from a rear garden, with extension potential subject to requisite consents, well located for the shopping and recreational amenities of East Ham. Vacant.

**Description**

A three bedroom terraced house in need of modernisation.

The property benefits from a rear garden.

Extension potential subject to requisite consents.

Vacant.

**Location**

Located on Shakespeare Crescent, accessed off Kensington Avenue and Browning Road.

A range of shopping amenities are available in the centre of East Ham and Barking.

The recreational amenities of Plashet Park and Little Illford Park are nearby,

Road links via the A406.

**Transport**

East Ham - Circle.

Barking - Overground, National Rail, Circle.

**Accommodation**

Ground Floor - Kitchen, Two Reception Rooms.

First Floor - Three Bedrooms, Bathroom/WC.

## Property Photos

- ![39 Shakespeare Crescent, East Ham, London, E12 6LL](/listings/photos/174167060/446461) - 39 Shakespeare Crescent, East Ham, London, E12 6LL

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £230,000 | 22/02/2007 | Terraced |
| 39 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £140,000 | 22/10/2001 | 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 |
|---------|-------|------|------|
| 152 BYRON AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NH | £500,000 | 19/09/2025 | Terraced |
| 181 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6PA | £540,000 | 23/06/2025 | Terraced |
| 159 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LW | £567,500 | 14/03/2025 | Terraced |
| 100 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LP | £453,500 | 14/11/2023 | Terraced |
| 161 RUSKIN AVENUE, LONDON, NEWHAM, GREATER LONDON, E12 6PP | £397,000 | 06/07/2023 | Terraced |
| 145 BURGES ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2BL | £435,000 | 12/04/2023 | Terraced |
| 85 LEIGH ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AR | £467,000 | 11/11/2022 | Terraced |
| 156 BYRON AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NH | £562,000 | 11/11/2022 | Terraced |
| 22 STEVENAGE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AX | £460,000 | 04/11/2022 | Terraced |
| 206 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6NX | £245,233 | 14/10/2022 | Terraced |
| 163 BURGES ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2BL | £590,000 | 12/10/2022 | Terraced |
| 11 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £550,000 | 30/09/2022 | Terraced |
| 168 ALTMORE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 2AE | £560,000 | 22/09/2022 | Terraced |
| 59 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL | £485,000 | 19/08/2022 | Terraced |
| 46 NORTHFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AJ | £472,000 | 15/07/2022 | Terraced |
| 7 LEIGH ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AR | £395,000 | 12/07/2022 | Terraced |
| 53 ASHFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AP | £315,000 | 11/07/2022 | Terraced |
| 12 ASHFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AW | £750,000 | 05/07/2022 | Terraced |
| 35 NORTHFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AJ | £404,000 | 21/06/2022 | Terraced |
| 227 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6NU | £250,000 | 14/06/2022 | Terraced |

**Area average:** £469,912 (20 sales)

## Price vs local average

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

- **Local average:** £517,036 (28 Terraced, E12, 2024–2026)
- **Deviation:** -30.4%

## 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 Kings Lynn (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 Terraced House, Byron Avenue, E12 | £3,200/mo | 3 | 0.14 miles | OpenRent |

**Average rent: £3,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.89% (okay)
- **Max investor price (0.8%):** £400,000
- **Target investor price (1%):** £320,000

*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 £3,200/mo).*

- **Gross yield:** 10.7%
- **Cost-to-rent:** 9.4×
- **Monthly cashflow:** £1,437/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 16.5%

*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:** -0.8%
- **10y growth:** 21.7%

## House Price Index (HM Land Registry)

*Official index for Newham; Terraced series; as of March 2026.*

- **1y growth (index):** -4.2%
- **5y growth (index):** -0.7%
- **10y growth (index):** 20.8%

## 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)

Listing type

Auction

39 Shakespeare Crescent, East Ham, London, E12 6LL

/ 1

Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

85 m²

Last sold

£230,000 Feb 2007

Local average

£517,036 (-30.4%)

Deprivation

Decile 3 (9,479 of 33,755)

Street crime

1196 incidents within 1 mile (Apr 2026)

Key features

To be offered on Tuesday 21 April
Three bedroom terraced house
In need of modernisation
Rear garden
Extension potential subject to requisite consents
Well located for the amenities of East Ham
Vacant

Additional details

Garden: Yes

Description

StrapLine
Auction Sale - 21/04/2026 - To book viewings, view the legal pack and register to bid please refer to the full sales particulars on the Savills Auctions website
A three bedroom terraced house, in need of modernisation, benefitting from a rear garden, with extension potential subject to requisite consents, well located for the shopping and recreational amenities of East Ham. Vacant.
Description
A three bedroom terraced house in need of modernisation.
The property benefits from a rear garden.
Extension potential subject to requisite consents.
Vacant.
Location
Located on Shakespeare Crescent, accessed off Kensington Avenue and Browning Road.
A range of shopping amenities are available in the centre of East Ham and Barking.
The recreational amenities of Plashet Park and Little Illford Park are nearby,
Road links via the A406.
Transport
East Ham - Circle.
Barking - Overground, National Rail, Circle.
Accommodation
Ground Floor - Kitchen, Two Reception Rooms.
First Floor - Three Bedrooms, Bathroom/WC.

Listed by

London

Savills

Reference: 174167060

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

64% since 2001

Event	Date	Price	% change
Sold	22/02/2007 (19 years ago)	£230,000	+64.3%
Sold	22/10/2001 (24 years ago)	£140,000	—

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
152 BYRON AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NH	£500,000	19/09/2025	Terraced
181 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6PA	£540,000	23/06/2025	Terraced
159 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LW	£567,500	14/03/2025	Terraced
100 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LP	£453,500	14/11/2023	Terraced
161 RUSKIN AVENUE, LONDON, NEWHAM, GREATER LONDON, E12 6PP	£397,000	06/07/2023	Terraced
145 BURGES ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2BL	£435,000	12/04/2023	Terraced
85 LEIGH ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AR	£467,000	11/11/2022	Terraced
156 BYRON AVENUE, MANOR PARK, LONDON, NEWHAM, GREATER LONDON, E12 6NH	£562,000	11/11/2022	Terraced
22 STEVENAGE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AX	£460,000	04/11/2022	Terraced
206 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6NX	£245,233	14/10/2022	Terraced
163 BURGES ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2BL	£590,000	12/10/2022	Terraced
11 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£550,000	30/09/2022	Terraced
168 ALTMORE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 2AE	£560,000	22/09/2022	Terraced
59 SHAKESPEARE CRESCENT, LONDON, NEWHAM, GREATER LONDON, E12 6LL	£485,000	19/08/2022	Terraced
46 NORTHFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AJ	£472,000	15/07/2022	Terraced
7 LEIGH ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AR	£395,000	12/07/2022	Terraced
53 ASHFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AP	£315,000	11/07/2022	Terraced
12 ASHFORD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AW	£750,000	05/07/2022	Terraced
35 NORTHFIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E6 2AJ	£404,000	21/06/2022	Terraced
227 BROWNING ROAD, LONDON, NEWHAM, GREATER LONDON, E12 6NU	£250,000	14/06/2022	Terraced

Area average: £469,912 (20 sales)

Capital growth trend

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

5y growth -0.8%

10y growth 21.7%

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

1y (index) -4.2%

5y (index) -0.7%

10y (index) 20.8%

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 Kings Lynn: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E12 6LL

Nearby

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

Type	Name	Distance
Bus stop	Browning Road	0.1 miles
Shop	Dilka Express	0.2 miles
Shop	Khan Halal Meat	0.2 miles
Train station	East Ham	0.3 miles
Train station	Woodgrange Park	0.8 miles
Hospital	Neonatal Unit, L1 Z2	1.6 miles
Hospital	Rainbow Ward	1.6 miles
University	Arden University Stratford Campus	3.0 miles
University	University of Greenwich	5.0 miles

Street-level crime

Category	Count
Violence and sexual offences	328
Anti-social behaviour	217
Theft from the person	93
Vehicle crime	92
Other theft	91
Shoplifting	69
Criminal damage and arson	62
Public order	62
Robbery	53
Burglary	45
Drugs	45
Other crime	17
Bicycle theft	16
Possession of weapons	6
Total incidents	1196

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
Kensington Primary School	Primary	0.1 miles	Outstanding — 15 Sep 2016
Essex Primary School	Primary	0.4 miles	Outstanding — 8 May 2019
Lathom Junior School	Primary	0.4 miles	Good — 25 Apr 2017
Altmore Infant School	Primary	0.4 miles	Good — 8 Oct 2023
Little Ilford School	Secondary	0.4 miles	Good — 18 Jan 2023

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 Terraced House, Byron Avenue, E12	£3,200/mo	3	0.14 miles	OpenRent

Average rent: £3,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.89%

Max investor price (0.8%) £400,000

Target investor price (1%) £320,000

Gross yield 10.7%

Cost-to-rent ratio 9.4×

Monthly cashflow £1,437/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 16.5%

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).