# 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 |
| Last sold | £113,750 Jan 2026 |

## 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 |
| [Same street] THERM COURT, 51 FLAT 403 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £435,000 | 31/01/2025 | Flat |
| [Same street] GLOW COURT, 41 FLAT 103 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £581,000 | 20/08/2024 | Flat |
| [Same street] GLOW COURT, 41 FLAT 305 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £617,500 | 22/03/2024 | Flat |
| [Same street] GLOW COURT, 41 FLAT 603 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £442,500 | 12/03/2024 | Flat |
| [Same street] GLOW COURT, 41 FLAT 602 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £482,000 | 26/02/2024 | 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 |
| [Same street] THERM COURT, 51 FLAT 106 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £425,000 | 29/06/2023 | 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:** £1,411,492 (9 sales)
**Area average:** £515,839 (20 sales)

## Price vs local average

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

- **Local average:** £435,396 (123 Flat, E3, 2024–2026)
- **Deviation:** +4.5%

## 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 | £2,350/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 |
| 1 Bed Flat, Hewison Street, E3 | £1,975/mo | 1 | 0.53 miles | OpenRent |
| Studio Flat, Wick Road, E9 | £1,150/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Fairfield Road, E3 | £2,150/mo | 1 | 0.64 miles | OpenRent |

**Average rent: £1,901/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £257,875
- **Target investor price (1%):** £206,300

*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 £2,063/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.4×
- **Monthly cashflow:** £40/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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:** -2.1%
- **10y growth:** 0.7%

## 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)