Sold Flat

FLAT 203

THERM COURT, 51, ROOKWOOD WAY, LONDON, GREATER LONDON E3 2XF

1 beds 1 baths 560 sq ft Listed 11 Aug 2025 (-345d)

£455,000

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# 1 bedroom apartment for sale (E3 2XF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 203, THERM COURT, 51, ROOKWOOD WAY, LONDON, GREATER LONDON E3 2XF |
| Price | £455,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | D |
| Floor area | 52 m² |
| Last sold | £113,750 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 23/01/2030
- **Current heating cost:** £122/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2648-4065-7349-6880-4224)

## Description

Knight Bishop are delighted to present this stunning one-bedroom apartment, offered with no onward chain, in one of East London`s most sought-after locations.

The property boasts a bright and modern open-plan living space with a private balcony enjoying sunshine from late morning to early evening, perfect for relaxing or entertaining. Additional features include underfloor heating, a laundry/cloakroom with washing machine, and a fully integrated kitchen complete with built-in dishwasher, microwave, oven, fridge, and freezer. Residents also benefit from access to a communal rooftop terrace with space to grow your own vegetables, a free on-site gym, and lift access.

Location highlights:

Set in the heart of vibrant Fish Island, you`ll find canal-side wine bars, award-winning restaurants, artisan coffee shops, bakeries, and independent eateries just moments away. For those who love an active lifestyle, Victoria Park, the Olympic Park, Hackney Marshes, and the Olympic swimming pool are all within easy reach. You`re also close to boutique fitness studios, pottery classes, and PT gyms. Shopping, dining, and culture are on your doorstep with Westfield Stratford, the Sadler`s Wells Theatre, and the soon-to-open V&A Museum East just a short walk away.

With excellent transport links via Hackney Wick Overground and Stratford International, this is a fantastic home in a superb location.

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/165617561/784442) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/165617561/784443) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THERM COURT, 51 FLAT 203 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £113,750 | 30/01/2026 | 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 |
|---------|-------|------|------|
| 72 FLAT 205 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF | £425,777 | 16/01/2026 | Flat |
| 72 FLAT 408 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF | £701,000 | 09/01/2026 | Flat |
| OMEGA WORKS, 4 FLAT 319 ROACH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2GZ | £510,000 | 23/12/2025 | Flat |
| OMEGA WORKS, 4 UNIT 79 ROACH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2PF | £560,000 | 18/12/2025 | Flat |
| ARDENS BUILDING, 7 FLAT 507 WYKE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2ZQ | £445,000 | 15/12/2025 | Flat |
| ICEMAID COURT, 15 FLAT 207 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XG | £465,000 | 08/12/2025 | Flat |
| HALO COURT, 17 FLAT 402 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2YZ | £625,000 | 28/11/2025 | Flat |
| DUCKETTS APARTMENTS, 1 APARTMENT 15 WICK LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NA | £450,000 | 24/11/2025 | Flat |
| WHITEMANTLE COURT, 25 FLAT 307 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2YY | £625,000 | 04/11/2025 | Flat |
| ICEMAID COURT, 15 FLAT 307 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XG | £480,000 | 18/12/2023 | Flat |
| LANTERNA COURT, 2 FLAT 303 WYKE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NU | £640,000 | 08/12/2023 | Flat |
| [Same street] GLOW COURT FLAT 206 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £480,000 | 17/11/2023 | Flat |
| SMOKE HOUSE, 4 FLAT 504 REMUS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NF | £625,000 | 17/11/2023 | Flat |
| 72 FLAT 402 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF | £425,000 | 15/11/2023 | Flat |
| ADANSBECK COURT, 35 FLAT 304 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XT | £150,000 | 06/11/2023 | Flat |
| 72 FLAT 408 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF | £650,000 | 18/10/2023 | Flat |
| SUNTRAP COURT, 52 FLAT 403 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EZ | £450,000 | 22/09/2023 | Flat |
| [Same street] GLOW COURT, 41 FLAT 501 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £640,000 | 06/09/2023 | Flat |
| ALLOY COURT, 6 FLAT 407 CASINGS WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TH | £610,000 | 18/08/2023 | Flat |
| ARDENS BUILDING, 7 FLAT 401 WYKE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2ZQ | £585,000 | 11/08/2023 | Flat |
| ICEMAID COURT, 15 FLAT 507 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XG | £470,000 | 18/06/2023 | Flat |
| 72 FLAT 313 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF | £425,000 | 26/05/2023 | Flat |
| [Same street] THERM COURT, 51 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £8,600,426 | 31/03/2022 | Other |

**Street average:** £3,240,142 (3 sales)
**Area average:** £515,839 (20 sales)

## Price vs local average

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

- **Local average:** £434,195 (121 Flat, E3, 2024–2026)
- **Deviation:** +4.8%

## Rental Range

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

- **Low:** £2,177/mo
- **Realistic:** £2,419/mo
- **Optimistic:** £2,661/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £898/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 |
|------|------|------|------|------|
| 1 Bed Flat, Hackney Wick, E3 | £1,300/mo | 1 | 0.11 miles | OpenRent |
| 1 Bed Flat, Cadogan Terrace, E9 | £2,250/mo | 1 | 0.14 miles | OpenRent |
| 1 Bed House Boat, White Post Lane, E9 | £1,600/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, Prince Edward Road, E9 | £2,525/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Connaught Works, E3 | £2,300/mo | 1 | 0.49 miles | OpenRent |
| 1 Bed Flat, Connaught Works, E3 | £2,236/mo | 1 | 0.49 miles | OpenRent |
| 1 Bed Flat, Augustine Bell Tower, E3 | £1,700/mo | 1 | 0.5 miles | OpenRent |

**Average rent: £1,987/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £279,500
- **Target investor price (1%):** £223,600

*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 £2,236/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 17×
- **Monthly cashflow:** £196/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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:** £8,750/m²

## Capital growth trend

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

- **5y growth:** -3.5%
- **10y growth:** 0.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -12.8%
- **5y growth (index):** -17.7%
- **10y growth (index):** -9.6%

## 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

Tenure

LEASEHOLD

Floor area

52 m²

Council tax band

EPC rating

Last sold

£113,750 Jan 2026

Price per m²

£8,750/m²

Local average

£434,195 (+4.8%)

Street crime

1396 incidents within 1 mile (May 2026)

Key features

One Bed Apartment
Private Balcony
Communal gym
Rooftop terrace
Canal walks
Walkable to Victoria park/ Queen Elizabeth park
Startford Westfields near by
Short walk to hackney wick station

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Double glazing, Under floor
Garden: Private garden

Description

Knight Bishop are delighted to present this stunning one-bedroom apartment, offered with no onward chain, in one of East London`s most sought-after locations.

The property boasts a bright and modern open-plan living space with a private balcony enjoying sunshine from late morning to early evening, perfect for relaxing or entertaining. Additional features include underfloor heating, a laundry/cloakroom with washing machine, and a fully integrated kitchen complete with built-in dishwasher, microwave, oven, fridge, and freezer. Residents also benefit from access to a communal rooftop terrace with space to grow your own vegetables, a free on-site gym, and lift access.

Location highlights:
Set in the heart of vibrant Fish Island, you`ll find canal-side wine bars, award-winning restaurants, artisan coffee shops, bakeries, and independent eateries just moments away. For those who love an active lifestyle, Victoria Park, the Olympic Park, Hackney Marshes, and the Olympic swimming pool are all within easy reach. You`re also close to boutique fitness studios, pottery classes, and PT gyms. Shopping, dining, and culture are on your doorstep with Westfield Stratford, the Sadler`s Wells Theatre, and the soon-to-open V&A Museum East just a short walk away.

With excellent transport links via Hackney Wick Overground and Stratford International, this is a fantastic home in a superb location.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Hackney

Knight Bishop

Reference: 165617561

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 24/01/2020

Expiry date: 23/01/2030

Current heating cost: £122/year

Potential heating cost: £122/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	30/01/2026 (5 months ago)	£113,750	—

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
72 FLAT 205 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF	£425,777	16/01/2026	Flat
72 FLAT 408 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF	£701,000	09/01/2026	Flat
OMEGA WORKS, 4 FLAT 319 ROACH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2GZ	£510,000	23/12/2025	Flat
OMEGA WORKS, 4 UNIT 79 ROACH ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2PF	£560,000	18/12/2025	Flat
ARDENS BUILDING, 7 FLAT 507 WYKE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2ZQ	£445,000	15/12/2025	Flat
ICEMAID COURT, 15 FLAT 207 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XG	£465,000	08/12/2025	Flat
HALO COURT, 17 FLAT 402 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2YZ	£625,000	28/11/2025	Flat
DUCKETTS APARTMENTS, 1 APARTMENT 15 WICK LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NA	£450,000	24/11/2025	Flat
WHITEMANTLE COURT, 25 FLAT 307 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2YY	£625,000	04/11/2025	Flat
ICEMAID COURT, 15 FLAT 307 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XG	£480,000	18/12/2023	Flat
LANTERNA COURT, 2 FLAT 303 WYKE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NU	£640,000	08/12/2023	Flat
Same street GLOW COURT FLAT 206 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF	£480,000	17/11/2023	Flat
SMOKE HOUSE, 4 FLAT 504 REMUS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2NF	£625,000	17/11/2023	Flat
72 FLAT 402 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF	£425,000	15/11/2023	Flat
ADANSBECK COURT, 35 FLAT 304 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XT	£150,000	06/11/2023	Flat
72 FLAT 408 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF	£650,000	18/10/2023	Flat
SUNTRAP COURT, 52 FLAT 403 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2EZ	£450,000	22/09/2023	Flat
Same street GLOW COURT, 41 FLAT 501 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF	£640,000	06/09/2023	Flat
ALLOY COURT, 6 FLAT 407 CASINGS WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TH	£610,000	18/08/2023	Flat
ARDENS BUILDING, 7 FLAT 401 WYKE ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2ZQ	£585,000	11/08/2023	Flat
ICEMAID COURT, 15 FLAT 507 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XG	£470,000	18/06/2023	Flat
72 FLAT 313 SMEED ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2TF	£425,000	26/05/2023	Flat
Same street THERM COURT, 51 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF	£8,600,426	31/03/2022	Other

Street average: £3,240,142 (3 sales)

Area average: £515,839 (20 sales)

Capital growth trend

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

5y growth -3.5%

10y growth 0.5%

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

1y (index) -12.8%

5y (index) -17.7%

10y (index) -9.6%

Rental Range

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

Low £2,177/mo

Realistic £2,419/mo

Optimistic £2,661/mo

Based on Local Authority from postcode lookup → Tower Hamlets.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E3 2XF

Address

41 Rookwood Way

Nearby

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

Type	Name	Distance
Shop	Sarah Brandish Bridal	0.0 miles
Shop	Dream Nails	0.0 miles
Bus stop	Monier Road	0.1 miles
Train station	Hackney Wick	0.2 miles
University	Arden University Stratford Campus	0.6 miles
Train station	Pudding Mill Lane	0.7 miles
University	University of East London	1.2 miles
Hospital	A&E Department	2.8 miles
Hospital	Rainbow Ward	2.8 miles

Street-level crime

Category	Count
Anti-social behaviour	301
Violence and sexual offences	294
Shoplifting	163
Theft from the person	156
Other theft	132
Vehicle crime	78
Public order	61
Burglary	52
Robbery	51
Drugs	50
Bicycle theft	44
Other crime	10
Possession of weapons	4
Total incidents	1396

Within 1 mile during May 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
Mossbourne Riverside Academy	Primary	0.4 miles	Outstanding — 8 Jun 2018
Gainsborough Primary School	Primary	0.4 miles	Good — 13 Sep 2023
Mulberry UTC	Secondary	0.4 miles	Good — 27 May 2020
Bobby Moore Academy	Other	0.5 miles	Good — 10 Dec 2021
Old Ford Primary - A Paradigm Academy	Primary	0.6 miles	Outstanding — 20 Dec 2022

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
1 Bed Flat, Hackney Wick, E3	£1,300/mo	1	0.11 miles	OpenRent
1 Bed Flat, Cadogan Terrace, E9	£2,250/mo	1	0.14 miles	OpenRent
1 Bed House Boat, White Post Lane, E9	£1,600/mo	1	0.19 miles	OpenRent
1 Bed Flat, Prince Edward Road, E9	£2,525/mo	1	0.27 miles	OpenRent
1 Bed Flat, Connaught Works, E3	£2,300/mo	1	0.49 miles	OpenRent
1 Bed Flat, Connaught Works, E3	£2,236/mo	1	0.49 miles	OpenRent
1 Bed Flat, Augustine Bell Tower, E3	£1,700/mo	1	0.5 miles	OpenRent

Average rent: £1,987/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £279,500

Target investor price (1%) £223,600

Gross yield 5.9%

Cost-to-rent ratio 17×

Monthly cashflow £196/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.8%

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).