# 2 bedroom flat for sale (E3 3PY)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 42, SLEAFORD HOUSE, FERN STREET, LONDON, GREATER LONDON E3 3PY |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £365,000 Mar 2025 |

## Description

This is a super two bedroom duplex flat within a well maintained residential building (with lift) which enjoys a private balcony affording truly magnificent views of the Docklands skyline.

Beautifully proportioned throughout and arranged over two floors, this seventh and eighth floor flat also benefits from a fantastic private balcony with magnificent views towards the Docklands skyline. Located on a peaceful residential street, this property further comprises reception room, kitchen, two bedrooms, bathroom, separate WC and eighth floor landing with space to study. Fern Street is a quiet residential street just moments from the shops and amenities of Devons Road and Chrisp Street and also benefits from swift access to Canary Wharf and the business districts surrounding it. The nearest station is Devons Road (DLR), which is only a short distance away.

Fern Street is a quiet residential street just moments from the shops and amenities of Devons Road and Chrisp Street and also benefits from swift access to Canary Wharf and the business districts surrounding it. 

Please use the reference CHPK0296660 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/152982353/695312)
- ![Photo](/listings/photos/152982353/695315)
- ![Photo](/listings/photos/152982353/695318)
- ![Photo](/listings/photos/152982353/695319)
- ![Photo](/listings/photos/152982353/695321)
- ![Photo](/listings/photos/152982353/695323)
- ![Photo](/listings/photos/152982353/695325)
- ![Photo](/listings/photos/152982353/695327)
- ![Photo](/listings/photos/152982353/695328)
- ![Photo](/listings/photos/152982353/695329)
- ![Photo](/listings/photos/152982353/695330)
- ![Photo](/listings/photos/152982353/695331)
- ![Photo](/listings/photos/152982353/695332)
- ![Photo](/listings/photos/152982353/695333)
- ![Photo](/listings/photos/152982353/695334)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/152982353/695335) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/152982353/695336) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/152982353/695337) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SLEAFORD HOUSE FLAT 42 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PY | £365,000 | 28/03/2025 | Flat |
| SLEAFORD HOUSE FLAT 42 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PY | £49,500 | 08/06/2001 | 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 |
|---------|-------|------|------|
| 88 SPANBY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4EN | £253,000 | 09/01/2026 | Flat |
| 42 FLAT 1 BELTON WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4GA | £353,000 | 05/01/2026 | Flat |
| 124 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PR | £405,000 | 19/12/2025 | Flat |
| 80 BOW COMMON LANE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4BD | £550,000 | 24/02/2025 | Flat |
| 50 SPANBY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4EN | £200,000 | 06/12/2024 | Flat |
| COOMBE HOUSE, 17 APARTMENT 403 KNAPP ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4BP | £532,849 | 06/12/2024 | Flat |
| [Same street] SLEAFORD HOUSE FLAT 50 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PY | £163,800 | 05/02/2024 | Flat |
| SUMNER HOUSE FLAT 13 WATTS GROVE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3RB | £262,000 | 21/12/2023 | Flat |
| [Same street] SLEAFORD HOUSE FLAT 23 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PY | £222,000 | 20/12/2023 | Flat |
| MOLLIS HOUSE, 2A FLAT 11 GALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3RW | £256,666 | 20/12/2023 | Flat |
| 76 SPANBY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4EN | £213,000 | 31/10/2023 | Flat |
| [Same street] SLEAFORD HOUSE FLAT 25 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PY | £194,444 | 27/07/2023 | Flat |
| [Same street] SLEAFORD HOUSE FLAT 29 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PY | £194,444 | 27/07/2023 | Flat |
| SLEAFORD HOUSE FLAT 85 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PZ | £194,444 | 27/07/2023 | Flat |
| SLEAFORD HOUSE FLAT 93 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PZ | £194,444 | 27/07/2023 | Flat |
| [Same street] SLEAFORD HOUSE FLAT 52 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PY | £199,000 | 30/06/2023 | Flat |
| 70 GALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3RP | £346,000 | 30/06/2023 | Flat |
| SLEAFORD HOUSE FLAT 73 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PZ | £210,000 | 06/04/2023 | Flat |
| 82 BELTON WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4BB | £270,000 | 09/02/2023 | Flat |
| GAYTON HOUSE FLAT 55 CHILTERN ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4BX | £290,000 | 19/12/2022 | Flat |
| 6 BROCK PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3QU | £403,000 | 22/11/2022 | Flat |
| BRACKEN HOUSE FLAT 16 DEVONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3RG | £330,000 | 02/11/2022 | Flat |
| MOLLIS HOUSE, 2A FLAT 15 GALE STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3RW | £238,162 | 01/11/2022 | Flat |
| BRAMBLE HOUSE FLAT 25 DEVONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3RD | £230,000 | 23/09/2022 | Flat |
| 86 BELTON WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 4BB | £274,464 | 16/09/2022 | Flat |
| [Same street] SLEAFORD HOUSE FLAT 28 FERN STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E3 3PY | £230,000 | 27/07/2021 | Flat |

**Street average:** £200,615 (6 sales)
**Area average:** £300,301 (20 sales)

## Price vs local average

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

- **Local average:** £436,010 (113 Flat, E3, 2024–2026)
- **Deviation:** -14%

## Rental Range

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

- **Low:** £2,169/mo
- **Realistic:** £2,410/mo
- **Optimistic:** £2,651/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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, Sleaford House, E3 | £1,000/mo | 2 | 0.02 miles | OpenRent |
| 2 Bed Flat, Coombe House, E3 | £2,500/mo | 2 | 0.11 miles | OpenRent |
| 2 Bed Flat, Caspian Wharf, E3 | £2,195/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Aegean Court, E3 | £2,500/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Poplar, E14 | £2,100/mo | 2 | 0.23 miles | OpenRent |

**Average rent: £2,059/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £274,375
- **Target investor price (1%):** £219,500

*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 £2,195/mo).*

- **Gross yield:** 7%
- **Cost-to-rent:** 14.2×
- **Monthly cashflow:** £474/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.2%

*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:** -3.5%
- **10y growth:** 5.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -11.3%
- **5y growth (index):** -16.5%
- **10y growth (index):** -12%

## 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)