# 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 | | Last sold | £398,000 May 2023 | ## 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 - ![Photo](/listings/photos/166284533/1276517) - ![Photo](/listings/photos/166284533/1276518) - ![Photo](/listings/photos/166284533/1276519) - ![Photo](/listings/photos/166284533/1276520) - ![Photo](/listings/photos/166284533/1276521) - ![Photo](/listings/photos/166284533/1276522) - ![Photo](/listings/photos/166284533/1276523) - ![Photo](/listings/photos/166284533/1276524) - ![Photo](/listings/photos/166284533/1276525) - ![Photo](/listings/photos/166284533/1276526) - ![Photo](/listings/photos/166284533/1276527) - ![Photo](/listings/photos/166284533/1276528) - ![Photo](/listings/photos/166284533/1276529) - ![Photo](/listings/photos/166284533/1276530) - ![Photo](/listings/photos/166284533/1276531) - ![Photo](/listings/photos/166284533/1276532) - ![Photo](/listings/photos/166284533/1276533) - ![Photo](/listings/photos/166284533/1276534) - ![Photo](/listings/photos/166284533/1276535) - ![Photo](/listings/photos/166284533/1276536) - ![Photo](/listings/photos/166284533/1276537) - ![Photo](/listings/photos/166284533/1276538) - ![Photo](/listings/photos/166284533/1276539) - ![Photo](/listings/photos/166284533/1276540) - ![Photo](/listings/photos/166284533/1276541) - ![Photo](/listings/photos/166284533/1276542) - ![Photo](/listings/photos/166284533/1276543) - ![Photo](/listings/photos/166284533/1276544) - ![Photo](/listings/photos/166284533/1276545) - ![Photo](/listings/photos/166284533/1276546) - ![Photo](/listings/photos/166284533/1276547) - ![Photo](/listings/photos/166284533/1276548) - ![Photo](/listings/photos/166284533/1276549) - ![Photo](/listings/photos/166284533/1276550) - ![Photo](/listings/photos/166284533/1276551) - ![Photo](/listings/photos/166284533/1276552) ## 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:** £506,875 (241 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, Cascades Tower, E14 | £2,750/mo | 2 | 0.16 miles | OpenRent | **Average rent: £2,163/mo (3 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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -30.2% - **10y growth:** -2.5% ## 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)