# 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 |
| PERSEUS COURT, 8 FLAT 102 ARNISTON WAY, LONDON, TOWER HAMLETS, GREATER LONDON, E14 0RF | £515,000 | 28/04/2023 | Flat |
| WHARFSIDE POINT SOUTH, 4 FLAT 405 PRESTONS ROAD, LONDON, TOWER HAMLETS, GREATER LONDON, E14 9EL | £365,000 | 28/04/2023 | 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 |
| 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 |
| 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)