Let Flat

FLAT 49

EDISON BUILDING, 20, WESTFERRY ROAD, LONDON, GREATER LONDON E14 8LU

2 beds 2 baths 603 sq ft Listed 27 Aug 2025 (-327d)

£2,513 pcm

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# 2 bedroom apartment for rent (E14 8LU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 49, EDISON BUILDING, 20, WESTFERRY ROAD, LONDON, GREATER LONDON E14 8LU |
| Price | £2,513 pcm |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 56 m² |
| Last sold | £398,000 May 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 02/10/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £213/year
- **Est. upgrade cost to C:** £105

### Recommendations
- E (£105)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9021-2887-7401-9504-4655)

## Description

Superb location Students welcome View and reserve now Reiss-Samuels are delighted to present this 2 bedroom 2 bathroom riverside apartment located within 10 minutes walk to Canary Wharf Jubilee and the heart of Canary Wharf. This stunning two bedroom luxury apartment situated in this attractive and ever popular modern development situated just moments from Canary Wharf. free parking 24 hour concierge and gymnasium with steam room sauna and Jacuzzi. A short walk to Jubilee, Elizabeth line and DLR

## Property Photos

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## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| EDISON BUILDING, 20 FLAT 49 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LU | £398,000 | 25/05/2023 | Flat |
| EDISON BUILDING, 20 FLAT 49 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LU | £450,000 | 26/06/2015 | 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 |
|---------|-------|------|------|
| VANGUARD BUILDING, 18 FLAT 75 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ | £625,000 | 22/08/2025 | Flat |
| OCEAN WHARF, 60 FLAT 88 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JS | £458,400 | 19/11/2024 | Flat |
| EXPRESS WHARF, 3 FLAT 46 HUTCHINGS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JP | £134,750 | 20/09/2023 | Flat |
| NAXOS BUILDING, 4 FLAT 41 HUTCHINGS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JR | £985,000 | 26/06/2023 | Flat |
| VANGUARD BUILDING, 18 FLAT 63 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ | £655,000 | 20/12/2022 | Flat |
| JEFFERSON BUILDING, 12 FLAT 250 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LR | £425,000 | 20/12/2022 | Flat |
| EDISON BUILDING, 20 FLAT 29 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LU | £370,000 | 21/10/2022 | Flat |
| OCEAN WHARF, 60 FLAT 84 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JS | £550,000 | 20/09/2022 | Flat |
| JEFFERSON BUILDING, 12 FLAT 257 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LR | £390,000 | 07/09/2022 | Flat |
| 24 BYNG STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LP | £275,000 | 02/09/2022 | Flat |
| VANGUARD BUILDING, 18 FLAT 101 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ | £675,000 | 07/07/2022 | Flat |
| WATERMAN BUILDING, 14 FLAT 232 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NG | £650,000 | 30/06/2022 | Flat |
| WATERMAN BUILDING, 14 FLAT 240 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NG | £733,000 | 27/06/2022 | Flat |
| SEACON TOWER, 5 FLAT 18 HUTCHINGS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JX | £335,000 | 17/06/2022 | Flat |
| VANGUARD BUILDING, 18 FLAT 134 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ | £704,000 | 29/04/2022 | Flat |
| VANGUARD BUILDING, 18 FLAT 72 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ | £646,000 | 28/04/2022 | Flat |
| JEFFERSON BUILDING, 12 FLAT 266 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LR | £485,000 | 15/02/2022 | Flat |
| NAXOS BUILDING, 4 FLAT 1 HUTCHINGS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JR | £300,000 | 14/01/2022 | Flat |
| EDISON BUILDING, 20 FLAT 36 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LU | £472,500 | 17/12/2021 | Flat |
| WATERMAN BUILDING, 14 FLAT 248 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NG | £731,000 | 14/10/2021 | Flat |

**Area average:** £529,983 (20 sales)

## Price vs local average

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

- **Local average:** £503,706 (238 Flat, E14, 2024–2026)
- **Deviation:** -99.5%

## 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 Inner East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,745/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, Hutchings Street, E14 | £1,090/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Flat, Pierpoint Building, E14 | £2,650/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Block Wharf, E14 | £2,037/mo | 2 | 0.13 miles | OpenRent |
| 2 Bed Flat, Block Wharf, E14 | £3,500/mo | 2 | 0.13 miles | OpenRent |
| 2 Bed Flat, Cascades Tower, E14 | £2,750/mo | 2 | 0.16 miles | OpenRent |

**Average rent: £2,405/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 105.45% (strong)
- **Max investor price (0.8%):** £331,250
- **Target investor price (1%):** £265,000

*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 £2,650/mo).*

- **Gross yield:** 1265.4%
- **Cost-to-rent:** 0.1×
- **Monthly cashflow:** £2,350/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3869.7%

*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:** £45/m²

## Capital growth trend

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

- **5y growth:** -29.9%
- **10y growth:** -2.6%

## 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

Floor area

56 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£398,000 May 2023

Price per m²

£45/m²

Local average

£503,706 (-99.5%)

Deprivation

Decile 7 (22,837 of 33,755)

Street crime

1233 incidents within 1 mile (May 2026)

Key features

2 bedroom apartment Students welcome
2 bathrooms
Gated riverside development with parking
Offered fully furnished
24 hour concierge
Seperate kitchen
Juliet balcony
Double bedrooms
Call Reiss-Samuels today to arrange a viewing
Gymnasium, steam room sauna, jacuzzi, included

Additional details

Heating: Double glazing, Gas central
Parking: Yes

Description

Listed by

London

Reiss Samuels

Reference: 166284533

EPC Rating & Upgrade Cost

This certificate expired on 02/10/2024. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: C

Inspection date: 03/10/2014

Expiry date: 02/10/2024 (expired)

Current heating cost: £213/year

Potential heating cost: £218/year

Est. upgrade cost to C: £105

Recommendations

Low energy lighting for all fixed outlets (£105)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

-12% since 2015

Event	Date	Price	% change
Sold	25/05/2023 (3 years ago)	£398,000	-11.6%
Sold	26/06/2015 (11 years ago)	£450,000	—

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
VANGUARD BUILDING, 18 FLAT 75 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ	£625,000	22/08/2025	Flat
OCEAN WHARF, 60 FLAT 88 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JS	£458,400	19/11/2024	Flat
EXPRESS WHARF, 3 FLAT 46 HUTCHINGS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JP	£134,750	20/09/2023	Flat
NAXOS BUILDING, 4 FLAT 41 HUTCHINGS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JR	£985,000	26/06/2023	Flat
VANGUARD BUILDING, 18 FLAT 63 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ	£655,000	20/12/2022	Flat
JEFFERSON BUILDING, 12 FLAT 250 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LR	£425,000	20/12/2022	Flat
EDISON BUILDING, 20 FLAT 29 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LU	£370,000	21/10/2022	Flat
OCEAN WHARF, 60 FLAT 84 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JS	£550,000	20/09/2022	Flat
JEFFERSON BUILDING, 12 FLAT 257 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LR	£390,000	07/09/2022	Flat
24 BYNG STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LP	£275,000	02/09/2022	Flat
VANGUARD BUILDING, 18 FLAT 101 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ	£675,000	07/07/2022	Flat
WATERMAN BUILDING, 14 FLAT 232 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NG	£650,000	30/06/2022	Flat
WATERMAN BUILDING, 14 FLAT 240 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NG	£733,000	27/06/2022	Flat
SEACON TOWER, 5 FLAT 18 HUTCHINGS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JX	£335,000	17/06/2022	Flat
VANGUARD BUILDING, 18 FLAT 134 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ	£704,000	29/04/2022	Flat
VANGUARD BUILDING, 18 FLAT 72 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LZ	£646,000	28/04/2022	Flat
JEFFERSON BUILDING, 12 FLAT 266 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LR	£485,000	15/02/2022	Flat
NAXOS BUILDING, 4 FLAT 1 HUTCHINGS STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8JR	£300,000	14/01/2022	Flat
EDISON BUILDING, 20 FLAT 36 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8LU	£472,500	17/12/2021	Flat
WATERMAN BUILDING, 14 FLAT 248 WESTFERRY ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 8NG	£731,000	14/10/2021	Flat

Area average: £529,983 (20 sales)

Capital growth trend

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

5y growth -29.9%

10y growth -2.6%

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 Inner East London: £1,745/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E14 8LU

Address

20 Westferry Road

Nearby

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

Type	Name	Distance
Shop	Clifton Express	0.0 miles
Bus stop	Byng Street	0.0 miles
Bus stop	Cuba Street	0.1 miles
Shop	Dastan	0.1 miles
Train station	Heron Quays	0.3 miles
Train station	Canary Wharf	0.4 miles
University	University of Greenwich	1.5 miles
University	NTU London	2.0 miles
Hospital	A&E Department	3.1 miles
Hospital	Rainbow Ward	3.1 miles

Street-level crime

Category	Count
Anti-social behaviour	343
Violence and sexual offences	314
Shoplifting	119
Other theft	94
Burglary	65
Public order	63
Vehicle crime	62
Theft from the person	58
Drugs	41
Bicycle theft	31
Robbery	25
Other crime	12
Possession of weapons	4
Criminal damage and arson	2
Total incidents	1233

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
Seven Mills Primary School	Primary	0.2 miles	Good — 1 Oct 2023
Arnhem Wharf Primary School	Primary	0.3 miles	Good — 11 Jul 2013
River House Montessori School	Other	0.4 miles	Inadequate — 5 Apr 2023
Redriff Primary School	Primary	0.5 miles	Outstanding — 23 Jan 2024
Panaga School	Other	0.6 miles	— (No rating)

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, Hutchings Street, E14	£1,090/mo	2	0.04 miles	OpenRent
2 Bed Flat, Pierpoint Building, E14	£2,650/mo	2	0.06 miles	OpenRent
2 Bed Flat, Block Wharf, E14	£2,037/mo	2	0.13 miles	OpenRent
2 Bed Flat, Block Wharf, E14	£3,500/mo	2	0.13 miles	OpenRent
2 Bed Flat, Cascades Tower, E14	£2,750/mo	2	0.16 miles	OpenRent

Average rent: £2,405/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 105.45%

Max investor price (0.8%) £331,250

Target investor price (1%) £265,000

Gross yield 1265.4%

Cost-to-rent ratio 0.1×

Monthly cashflow £2,350/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3869.7%

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).