# 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

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

## 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)