# 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)