Sold STC Flat

Glow Court

Rookwood Way, London, E3, E3 2XF

2 beds 2 baths Listed 22 Jan 2026 (-193d)

£650,000

Save

# 2 bedroom flat for sale (E3 2XF)

## Property Details

| Key | Value |
|-----|-------|
| Address | Glow Court, Rookwood Way, London, E3, E3 2XF |
| Price | £650,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £600,000 |

## Description

The property itself celebrates natural light and outdoor living, with a south-facing balcony that captures sunshine throughout the day. The thoughtfully designed interior flows seamlessly between living spaces, while the modern two-bathroom layout provides both convenience and comfort for contemporary lifestyles. Premium finishes throughout reflect the development's commitment to quality, creating spaces that feel both sophisticated and welcoming.

Residents enjoy exclusive access to a well-equipped gym, eliminating the need for external memberships while promoting an active lifestyle within the comfort of home. The secure building entry and lift access ensure both safety and accessibility, while the professional concierge service adds an extra layer of convenience to daily life.

The location strikes an enviable balance between urban energy and green space tranquillity. Hackney Wick and Stratford stations provide swift connections to Canary Wharf's financial district and the West End's cultural attractions, making this an ideal base for professionals working across London.

The proximity to Victoria Park offers weekend recreation and peaceful morning runs, while Queen Elizabeth Olympic Park provides world-class sporting facilities including the Olympic swimming pool and cultural venues. Hackney Wick offers diverse facilities, focusing on arts & culture (Stour Space, The Yard, White Building), fitness & wellness (The Bath House, saunas, Aura Spa, CrossFit), food & drink (Crate Brewery, Howling Hops, Number90, cafes) in addition to being a 20-minute walk from Stratford's Westfield Shopping Centre.

This property represents an exceptional opportunity for buyers seeking modern comfort in one of London's most exciting and well-connected neighbourhoods, where investment potential meets lifestyle aspirations.

Tenure: Leasehold. Years remaining on lease: 242, Service charge: £2000pa, Ground rent: £350pa, Council tax band: D. To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/171287864/1424628) - Floorplan

## EPC Graphs

- ![Energy Performanc...](/listings/photos/171287864/1424630) - Energy Performanc...

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| THERM COURT, 51 FLAT 203 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £113,750 | 30/01/2026 | Flat |
| 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 |
| THERM COURT, 51 FLAT 403 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £435,000 | 31/01/2025 | Flat |
| GLOW COURT, 41 FLAT 103 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £581,000 | 20/08/2024 | Flat |
| GLOW COURT, 41 FLAT 305 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £617,500 | 22/03/2024 | Flat |
| GLOW COURT, 41 FLAT 603 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF | £442,500 | 12/03/2024 | Flat |
| 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 |
| 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 |

**Area average:** £506,426 (20 sales)

## Price vs local average

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

- **Local average:** £434,497 (126 Flat, E3, 2024–2026)
- **Deviation:** +49.6%

## Rental Range

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

- **Low:** £2,186/mo
- **Realistic:** £2,429/mo
- **Optimistic:** £2,672/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, Dace Road, E3 | £2,600/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Prince Edward Road, E9 | £2,700/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Prince Edward Road, E9 | £2,925/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Terraced House, Hampstead Walk, E3 | £3,000/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Penthouse, Wick Lane, E3 | £4,000/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Maisonette, Leabank Square, E9 | £2,700/mo | 2 | 0.38 miles | OpenRent |
| 2 Bed Terraced House, Daintry Way, E9 | £2,500/mo | 2 | 0.46 miles | OpenRent |
| 2 Bed Flat, Hackney Wick, E9 | £2,750/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Connaught Works, E3 | £2,700/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Flat, Citrine Apartments, E3 | £2,590/mo | 2 | 0.56 miles | OpenRent |
| 2 Bed Flat, Vernon Road, E3 | £2,500/mo | 2 | 0.58 miles | OpenRent |
| 2 Bed Flat, Eastside Mews, E3 | £2,400/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Ford Road, E3 | £2,495/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £2,758/mo (13 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £337,500
- **Target investor price (1%):** £270,000

*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 £2,700/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.1×
- **Monthly cashflow:** £-155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*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:** 27.5%
- **10y growth:** 10.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -14.7%
- **5y growth (index):** -18.7%
- **10y growth (index):** -11.1%

## 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 (242 years remaining on lease)

Council tax band

Last sold

£600,000

Local average

£434,497 (+49.6%)

Street crime

1204 incidents within 1 mile (Jun 2026)

Key features

South-facing balcony
Resident gym access
Concierge service
Modern two-bathroom layout
Premium development amenities
Bright living spaces
Contemporary finishes
Secure building entry
Lift access
Energy efficient home

Additional details

Electricity: Mains supply
Broadband: None
Water: Mains supply
Sewerage: Mains supply
Heating: Gas
Accessibility: No wheelchair access
Garden: Yes
Listed property: No
Restrictions: No
Rights of way: No
Flooded in last 5 years: No

Description

Nestled in the dynamic Hackney Wick area, this contemporary two bedroom, two-bathroom flat occupies a striking position within Glow Court, a premium residential development that exemplifies modern London living. The building's sleek architecture and professional management create an atmosphere of understated luxury, enhanced by the peace of mind that comes with concierge services.

The property itself celebrates natural light and outdoor living, with a south-facing balcony that captures sunshine throughout the day. The thoughtfully designed interior flows seamlessly between living spaces, while the modern two-bathroom layout provides both convenience and comfort for contemporary lifestyles. Premium finishes throughout reflect the development's commitment to quality, creating spaces that feel both sophisticated and welcoming.

Residents enjoy exclusive access to a well-equipped gym, eliminating the need for external memberships while promoting an active lifestyle within the comfort of home. The secure building entry and lift access ensure both safety and accessibility, while the professional concierge service adds an extra layer of convenience to daily life.

The location strikes an enviable balance between urban energy and green space tranquillity. Hackney Wick and Stratford stations provide swift connections to Canary Wharf's financial district and the West End's cultural attractions, making this an ideal base for professionals working across London.

The proximity to Victoria Park offers weekend recreation and peaceful morning runs, while Queen Elizabeth Olympic Park provides world-class sporting facilities including the Olympic swimming pool and cultural venues. Hackney Wick offers diverse facilities, focusing on arts & culture (Stour Space, The Yard, White Building), fitness & wellness (The Bath House, saunas, Aura Spa, CrossFit), food & drink (Crate Brewery, Howling Hops, Number90, cafes) in addition to being a 20-minute walk from Stratford's Westfield Shopping Centre.

This property represents an exceptional opportunity for buyers seeking modern comfort in one of London's most exciting and well-connected neighbourhoods, where investment potential meets lifestyle aspirations.

Tenure: Leasehold. Years remaining on lease: 242, Service charge: £2000pa, Ground rent: £350pa, Council tax band: D. To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker

Listed by

Stratford

Jones Lang LaSalle

Reference: 171287864

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

Energy Performanc...

Price history

Event	Date	Price	% change
Listed for sale	—	£650,000	—

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
THERM COURT, 51 FLAT 203 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF	£113,750	30/01/2026	Flat
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
THERM COURT, 51 FLAT 403 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF	£435,000	31/01/2025	Flat
GLOW COURT, 41 FLAT 103 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF	£581,000	20/08/2024	Flat
GLOW COURT, 41 FLAT 305 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF	£617,500	22/03/2024	Flat
GLOW COURT, 41 FLAT 603 ROOKWOOD WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E3 2XF	£442,500	12/03/2024	Flat
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
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

Area average: £506,426 (20 sales)

Capital growth trend

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

5y growth 27.5%

10y growth 10.6%

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

1y (index) -14.7%

5y (index) -18.7%

10y (index) -11.1%

Rental Range

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

Low £2,186/mo

Realistic £2,429/mo

Optimistic £2,672/mo

Based on Local Authority from postcode lookup → Tower Hamlets.

LHA (30th percentile) floor for Cambridge: £947/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	NTU London	2.5 miles
Hospital	A&E Department	2.8 miles
Hospital	Rainbow Ward	2.8 miles

Street-level crime

Category	Count
Violence and sexual offences	272
Anti-social behaviour	209
Shoplifting	144
Theft from the person	116
Other theft	110
Drugs	84
Vehicle crime	70
Public order	61
Burglary	58
Robbery	36
Bicycle theft	26
Possession of weapons	9
Other crime	5
Criminal damage and arson	4
Total incidents	1204

Within 1 mile during Jun 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
2 Bed Flat, Dace Road, E3	£2,600/mo	2	0.24 miles	OpenRent
2 Bed Flat, Prince Edward Road, E9	£2,700/mo	2	0.27 miles	OpenRent
2 Bed Flat, Prince Edward Road, E9	£2,925/mo	2	0.27 miles	OpenRent
2 Bed Terraced House, Hampstead Walk, E3	£3,000/mo	2	0.29 miles	OpenRent
2 Bed Penthouse, Wick Lane, E3	£4,000/mo	2	0.34 miles	OpenRent
2 Bed Maisonette, Leabank Square, E9	£2,700/mo	2	0.38 miles	OpenRent
2 Bed Terraced House, Daintry Way, E9	£2,500/mo	2	0.46 miles	OpenRent
2 Bed Flat, Hackney Wick, E9	£2,750/mo	2	0.47 miles	OpenRent
2 Bed Flat, Connaught Works, E3	£2,700/mo	2	0.51 miles	OpenRent
2 Bed Flat, Citrine Apartments, E3	£2,590/mo	2	0.56 miles	OpenRent
2 Bed Flat, Vernon Road, E3	£2,500/mo	2	0.58 miles	OpenRent
2 Bed Flat, Eastside Mews, E3	£2,400/mo	2	0.65 miles	OpenRent
2 Bed Flat, Ford Road, E3	£2,495/mo	2	0.66 miles	OpenRent

Average rent: £2,758/mo (13 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £337,500

Target investor price (1%) £270,000

Gross yield 5%

Cost-to-rent ratio 20.1×

Monthly cashflow £-155/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1%

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).