# 1 bedroom apartment for sale (E8 3BH) ## Property Details | Key | Value | |-----|-------| | Address | Forest Road, London, E8, E8 3BH | | Price | £575,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | C | | Last sold | £565,000 | ## Description A beautiful period one bedroom apartment in the heart of London Fields. **Description** Savills are delighted to present this stylish period one bedroom apartment, located on one of the most sought after streets in London Fields. This raised ground floor apartment is bright and airy with high ceilings and well proportioned rooms spanning approximately 545 sq. ft. The property boasts a spacious reception room with feature fireplace and exposed brickwork, a modern semi open-plan kitchen with beautiful south facing windows, offering the room an abundance of natural light. To the front of the property there is a generously sized double bedroom with bay window and original wooden shutters, and to the rear a contemporary bathroom. **Location** The apartment is situated just to the north of London Fields (0.2 miles) with its open green spaces and Olympic size lido. A short distance (0.6 miles) from Broadway Market, with its bakeries, coffee shops, restaurants, galleries and renowned weekly farmer's market, it is also located moments from some of Hackney's most beloved public houses, including the Prince Arthur (180ft), The Spurstowe Arms (0.2 miles) and The Prince George (0.2miles). Commuting to the city is a breeze with London Fields (0.4miles) and Dalston Junction stations (0.6miles) away, providing transport links on the east/west and south-bound branches of the London Overground, alongside multiple bus routes. Source: Google. Square Footage: 545 sq ft ## Property Photos - ![Kitchen/Reception](/listings/photos/157745987/536430) - Kitchen/Reception - ![Kitchen/Reception](/listings/photos/157745987/536431) - Kitchen/Reception - ![Kitchen/Reception](/listings/photos/157745987/536434) - Kitchen/Reception - ![Kitchen/Reception](/listings/photos/157745987/536436) - Kitchen/Reception - ![Kitchen/Reception](/listings/photos/157745987/536437) - Kitchen/Reception - ![Kitchen/Reception](/listings/photos/157745987/536438) - Kitchen/Reception - ![Kitchen/Reception](/listings/photos/157745987/536440) - Kitchen/Reception - ![Picture No. 15](/listings/photos/157745987/536442) - Picture No. 15 - ![Picture No. 15](/listings/photos/157745987/536445) - Picture No. 15 - ![Bedroom](/listings/photos/157745987/536446) - Bedroom - ![Bedroom](/listings/photos/157745987/536447) - Bedroom - ![Bedroom](/listings/photos/157745987/536450) - Bedroom - ![Bedroom](/listings/photos/157745987/536452) - Bedroom - ![Bathroom](/listings/photos/157745987/536453) - Bathroom - ![Bathroon](/listings/photos/157745987/536455) - Bathroon - ![Exterior](/listings/photos/157745987/536458) - Exterior - ![Exterior](/listings/photos/157745987/536459) - Exterior ## Floorplans - ![Floorplan](/listings/photos/157745987/536460) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/157745987/536464) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | | £565,000 | 01/01/2025 | — | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 13A NAVARINO ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1AD | £650,000 | 10/11/2025 | Flat | | 46D NAVARINO ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1AD | £760,000 | 15/12/2023 | Flat | | 50 WILTON ESTATE, LONDON, HACKNEY, GREATER LONDON, E8 1BE | £310,000 | 27/03/2023 | Flat | | [Same street] 112C FOREST ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3BH | £619,000 | 31/10/2022 | Flat | | [Same street] 108B FOREST ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3BH | £463,000 | 28/10/2022 | Flat | | 20 WILTON ESTATE, LONDON, HACKNEY, GREATER LONDON, E8 1BD | £535,000 | 28/10/2022 | Flat | | 2 FLAT 26 LANSDOWNE DRIVE, LONDON, HACKNEY, GREATER LONDON, E8 3EZ | £1,400,000 | 07/10/2022 | Flat | | 12 FLAT A GREENWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1AB | £780,000 | 02/09/2022 | Flat | | 36 LANSDOWNE DRIVE, LONDON, HACKNEY, GREATER LONDON, E8 3EG | £980,000 | 30/08/2022 | Flat | | 18 SECOND FLOOR FLAT NAVARINO ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1AD | £629,000 | 12/08/2022 | Flat | | 107 MORLAND ESTATE, LONDON, HACKNEY, GREATER LONDON, E8 3HL | £706,555 | 11/08/2022 | Flat | | 80A GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1BX | £447,000 | 05/08/2022 | Flat | | [Same street] 106B - 106C FOREST ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3BH | £505,000 | 08/07/2022 | Flat | | 27A NAVARINO ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1AD | £570,000 | 16/06/2022 | Flat | | CHESSUM HOUSE, 10 FLAT 11 LANSDOWNE DRIVE, LONDON, HACKNEY, GREATER LONDON, E8 3GJ | £258,750 | 18/05/2022 | Flat | | 26 LANSDOWNE DRIVE, LONDON, HACKNEY, GREATER LONDON, E8 3EG | £475,000 | 11/05/2022 | Flat | | 17B NAVARINO ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1AD | £620,000 | 03/05/2022 | Flat | | 36 GROUND FLOOR FLAT 1 GREENWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1AB | £437,500 | 22/04/2022 | Flat | | 78 MORLAND ESTATE, LONDON, HACKNEY, GREATER LONDON, E8 3EQ | £615,000 | 11/03/2022 | Flat | | [Same street] 99C FOREST ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3BH | £575,000 | 01/03/2022 | Flat | | [Same street] 122 FOREST ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3BH | £1,800,000 | 02/02/2022 | Terraced | | 31 FLAT A NAVARINO ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1AD | £780,500 | 21/01/2022 | Flat | | CHESSUM HOUSE, 10 FLAT 14 LANSDOWNE DRIVE, LONDON, HACKNEY, GREATER LONDON, E8 3GJ | £650,000 | 17/12/2021 | Flat | | 114 FLAT 3 GRAHAM ROAD, LONDON, HACKNEY, GREATER LONDON, E8 1BX | £341,000 | 03/12/2021 | Flat | | 1 BLANCHARD WAY, LONDON, HACKNEY, GREATER LONDON, E8 3AE | £550,000 | 03/12/2021 | Flat | | [Same street] 99B - 99C FOREST ROAD, LONDON, HACKNEY, GREATER LONDON, E8 3BH | £445,000 | 29/06/2021 | Flat | **Street average:** £734,500 (6 sales) **Area average:** £624,765 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £570,726 (66 Flat, E8, 2024–2026) - **Deviation:** +0.7% ## Rental Range *ONS Price Index of Private Rents (Hackney). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,354/mo - **Realistic:** £2,615/mo - **Optimistic:** £2,877/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Inner East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,436/mo ## 1% Rule - **Rent ratio:** 0.45% (weak for cashflow) - **Max investor price (0.8%):** £326,875 - **Target investor price (1%):** £261,500 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -0.4% - **10y growth:** 15.5% ## House Price Index (HM Land Registry) *Official index for Hackney; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -2.2% - **5y growth (index):** 1.4% - **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)