Sold Flat

Escapade Pl

London, E14, E14 0WJ

2 beds 1 baths Listed 5 Sep 2025 (-278d)

£560,000

Save

# 2 bedroom apartment for sale (E14 0WJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Escapade Pl, London, E14, E14 0WJ |
| Price | £560,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £620,000 |

## Description

Step into modern East London living at Blackwall Reach

Nestled on a mid-level floor of Perseus Court within the dynamic Blackwall Reach development, this beautifully presented 2-bedroom, 2-bathroom apartment spans approximately 894sqft in a leasehold setting with around 244 years remaining.

Bright and spacious interiors

An inviting open-plan living and dining area features floor-to-ceiling windows, flooding the space with natural light and creating a welcoming ambiance for relaxed living and entertaining.

Zoopla

The sleek, contemporary kitchen boasts fully integrated, high-spec appliances—perfect for everyday cooking or hosting.

Stylish bedrooms and versatile extras

Both bedrooms offer generous space, with the principal bedroom enjoying the convenience of a chic ensuite bathroom. A second modern bathroom serves guests and the second bedroom.

A standout feature is the inviting winter garden—an enclosed balcony that’s ideal as a serene retreat, home office, or additional lounge throughout the year.

Exceptional amenities and connectivity

Residents benefit from beautifully landscaped communal gardens, a concierge service, and secure bicycle storage for added peace of mind and convenience.

Just a short stroll away, Blackwall DLR station delivers swift connections to Canary Wharf, the City, and beyond.

Perfectly located for families and professionals alike

The apartment is within easy reach of top-rated schools like Woolmore Primary and Faraday School, as well as green spaces including Poplar Recreation Ground, East India Dock Basin, and scenic riverside walks along the Thames Path—ideal for a peaceful escape from city life.

## Property Photos

- ![Picture No. 01](/listings/photos/166627052/223234) - Picture No. 01
- ![Picture No. 02](/listings/photos/166627052/223235) - Picture No. 02
- ![Picture No. 03](/listings/photos/166627052/223236) - Picture No. 03
- ![Picture No. 04](/listings/photos/166627052/223237) - Picture No. 04
- ![Picture No. 05](/listings/photos/166627052/223238) - Picture No. 05
- ![Picture No. 06](/listings/photos/166627052/223239) - Picture No. 06
- ![Picture No. 07](/listings/photos/166627052/223240) - Picture No. 07
- ![Picture No. 08](/listings/photos/166627052/223241) - Picture No. 08
- ![Picture No. 09](/listings/photos/166627052/223242) - Picture No. 09
- ![Picture No. 10](/listings/photos/166627052/223243) - Picture No. 10
- ![Picture No. 11](/listings/photos/166627052/223244) - Picture No. 11

## Floorplans

- ![Floorplan](/listings/photos/166627052/223245) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £620,000 | 01/01/2024 | — |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ROYAL CAPTAIN COURT, 26 FLAT 405 ARNISTON WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0QQ | £390,000 | 17/12/2025 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 108 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL | £410,000 | 03/12/2025 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 1403 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX | £373,000 | 16/10/2023 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 303 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL | £260,000 | 06/10/2023 | Flat |
| [Same street] WAYFARE HOUSE NORTH, 9 FLAT 604 ESCAPADE PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0WJ | £624,000 | 22/09/2023 | Flat |
| [Same street] WAYFARE HOUSE NORTH, 9 FLAT 504 ESCAPADE PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0WJ | £615,000 | 02/08/2023 | Flat |
| ROOSEVELT TOWER, 18 FLAT 1104 WILLIAMSBURG PLAZA, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9NW | £395,000 | 02/08/2023 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 405 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL | £365,000 | 28/04/2023 | Flat |
| PERSEUS COURT, 8 FLAT 102 ARNISTON WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0RF | £515,000 | 28/04/2023 | Flat |
| 24 FLAT 1 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES | £295,000 | 08/03/2023 | Flat |
| 24 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES | £295,000 | 08/03/2023 | Flat |
| 24 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES | £310,000 | 08/03/2023 | Flat |
| 24 FLAT 2 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES | £295,000 | 08/03/2023 | Flat |
| 24 FLAT 3 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES | £280,000 | 08/03/2023 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 206 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL | £395,000 | 25/11/2022 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 602 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL | £295,000 | 08/11/2022 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 1002 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX | £312,500 | 26/10/2022 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 905 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX | £381,500 | 21/10/2022 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 1109 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX | £390,000 | 21/10/2022 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 1404 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX | £383,500 | 30/09/2022 | Flat |
| ROOSEVELT TOWER, 18 FLAT 1403 WILLIAMSBURG PLAZA, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9NW | £405,000 | 16/09/2022 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 106 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL | £455,000 | 31/08/2022 | Flat |

**Street average:** £619,500 (2 sales)
**Area average:** £360,025 (20 sales)

## Price vs local average

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

- **Local average:** £495,527 (211 Flat, E14, 2024–2026)
- **Deviation:** +13%

## Rental Range

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

- **Low:** £2,061/mo
- **Realistic:** £2,290/mo
- **Optimistic:** £2,519/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, Proton Tower, E14 | £2,550/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Sail Court, E14 | £2,350/mo | 2 | 0.4 miles | OpenRent |

**Average rent: £2,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £306,250
- **Target investor price (1%):** £245,000

*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 £2,450/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-25/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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:** -30.1%
- **10y growth:** 7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -5.5%
- **5y growth (index):** -6.8%
- **10y growth (index):** -1.9%

## 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)

Picture No. 01 Picture No. 02 Picture No. 03 Picture No. 04 Picture No. 05 Picture No. 06 Picture No. 07 Picture No. 08 Picture No. 09 Picture No. 10 Picture No. 11

/ 11

Property details

Council tax band

TBC

Last sold

£620,000

Local average

£495,527 (+13%)

Street crime

1410 incidents within 1 mile (Apr 2026)

Description

Step into modern East London living at Blackwall Reach

Nestled on a mid-level floor of Perseus Court within the dynamic Blackwall Reach development, this beautifully presented 2-bedroom, 2-bathroom apartment spans approximately 894sqft in a leasehold setting with around 244 years remaining.

Bright and spacious interiors
An inviting open-plan living and dining area features floor-to-ceiling windows, flooding the space with natural light and creating a welcoming ambiance for relaxed living and entertaining.
Zoopla

The sleek, contemporary kitchen boasts fully integrated, high-spec appliances—perfect for everyday cooking or hosting.

Stylish bedrooms and versatile extras
Both bedrooms offer generous space, with the principal bedroom enjoying the convenience of a chic ensuite bathroom. A second modern bathroom serves guests and the second bedroom.

A standout feature is the inviting winter garden—an enclosed balcony that’s ideal as a serene retreat, home office, or additional lounge throughout the year.

Exceptional amenities and connectivity
Residents benefit from beautifully landscaped communal gardens, a concierge service, and secure bicycle storage for added peace of mind and convenience.

Just a short stroll away, Blackwall DLR station delivers swift connections to Canary Wharf, the City, and beyond.

Perfectly located for families and professionals alike
The apartment is within easy reach of top-rated schools like Woolmore Primary and Faraday School, as well as green spaces including Poplar Recreation Ground, East India Dock Basin, and scenic riverside walks along the Thames Path—ideal for a peaceful escape from city life.

Listed by

Covering London

RDPG PS LTD

Reference: 166627052

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	01/01/2024 (2 years ago)	£620,000	—

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
ROYAL CAPTAIN COURT, 26 FLAT 405 ARNISTON WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0QQ	£390,000	17/12/2025	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 108 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL	£410,000	03/12/2025	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 1403 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX	£373,000	16/10/2023	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 303 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL	£260,000	06/10/2023	Flat
Same street WAYFARE HOUSE NORTH, 9 FLAT 604 ESCAPADE PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0WJ	£624,000	22/09/2023	Flat
Same street WAYFARE HOUSE NORTH, 9 FLAT 504 ESCAPADE PLACE, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0WJ	£615,000	02/08/2023	Flat
ROOSEVELT TOWER, 18 FLAT 1104 WILLIAMSBURG PLAZA, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9NW	£395,000	02/08/2023	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 405 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL	£365,000	28/04/2023	Flat
PERSEUS COURT, 8 FLAT 102 ARNISTON WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0RF	£515,000	28/04/2023	Flat
24 FLAT 1 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES	£295,000	08/03/2023	Flat
24 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES	£295,000	08/03/2023	Flat
24 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES	£310,000	08/03/2023	Flat
24 FLAT 2 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES	£295,000	08/03/2023	Flat
24 FLAT 3 BAZELY STREET, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0ES	£280,000	08/03/2023	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 206 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL	£395,000	25/11/2022	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 602 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL	£295,000	08/11/2022	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 1002 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX	£312,500	26/10/2022	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 905 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX	£381,500	21/10/2022	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 1109 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX	£390,000	21/10/2022	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 1404 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EX	£383,500	30/09/2022	Flat
ROOSEVELT TOWER, 18 FLAT 1403 WILLIAMSBURG PLAZA, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9NW	£405,000	16/09/2022	Flat
WHARFSIDE POINT SOUTH, 4 FLAT 106 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL	£455,000	31/08/2022	Flat

Street average: £619,500 (2 sales)

Area average: £360,025 (20 sales)

Capital growth trend

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

5y growth -30.1%

10y growth 7%

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

1y (index) -5.5%

5y (index) -6.8%

10y (index) -1.9%

Rental Range

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

Low £2,061/mo

Realistic £2,290/mo

Optimistic £2,519/mo

Based on Postcode area E → London.

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 0WJ

Address

79 Cotton Street

Nearby

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

Type	Name	Distance
Shop	Robert E Lee Hair & Beauty	0.0 miles
Shop	Britannia Pharmacy	0.0 miles
Bus stop	Poplar High Street	0.0 miles
Bus stop	Cotton Street	0.1 miles
Train station	Blackwall	0.1 miles
Train station	All Saints	0.2 miles
University	University of Greenwich	1.8 miles
Hospital	A&E Department	2.1 miles
Hospital	Rainbow Ward	2.1 miles
University	Arden University Stratford Campus	2.3 miles

Street-level crime

Category	Count
Anti-social behaviour	321
Violence and sexual offences	312
Vehicle crime	125
Shoplifting	119
Drugs	98
Other theft	88
Theft from the person	74
Criminal damage and arson	63
Public order	60
Burglary	58
Robbery	46
Bicycle theft	20
Other crime	14
Possession of weapons	12
Total incidents	1410

Within 1 mile during Apr 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
Woolmore Primary School	Primary	0.1 miles	Outstanding — 16 Nov 2022
Culloden Primary - A Paradigm Academy	Primary	0.3 miles	Outstanding — 21 Jul 2015
New City College	Other	0.3 miles	— (No rating)
Mulberry Wood Wharf Primary School	Primary	0.4 miles	— (No rating)
Langdon Park Community School	Secondary	0.4 miles	Good — 15 Jun 2023

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, Proton Tower, E14	£2,550/mo	2	0.35 miles	OpenRent
2 Bed Flat, Sail Court, E14	£2,350/mo	2	0.4 miles	OpenRent

Average rent: £2,450/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £306,250

Target investor price (1%) £245,000

Gross yield 5.3%

Cost-to-rent ratio 19×

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

Cash-on-cash ROI -0.2%

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).