Sold STC Flat

FLAT 2

44 DUNLACE ROAD, LONDON, GREATER LONDON E5 0NE

1 beds 1 baths 484 sq ft Listed 6 Jun 2025 (-369d)

£425,000

Reduced on 17 Jul 2025

Save

# 1 bedroom flat for sale (E5 0NE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 44 DUNLACE ROAD, LONDON, GREATER LONDON E5 0NE |
| Price | £425,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: before 1900 |
| Floor area | 45 m² |
| Last sold | £415,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £263/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- Q (£4,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3430-7429-7009-0379-1292)

## Description

Occupying the first floor of this imposing five-storey Victorian residence, is this fantastic one bedroom apartment. Boasting  beautifully proportioned rooms, sash windows, neutral decor and bespoke fittings. The property comprises of a double bedroom with built in wardrobes, superb bathroom, a wealth of living/entertaining space opening to a stunning fitted kitchen. Enviably located in this premier street with ever-changing Chatsworth Road and Lower Clapton Road close at hand, as well as a host of transport links giving swift City access. Offered with no onward chain.

Further material information available, please request from branch.

## Property Photos

- ![Exterior View 2](/listings/photos/162985331/404815) - Exterior View 2
- ![Living Area View  5](/listings/photos/162985331/404816) - Living Area View  5
- ![Living Area View 4](/listings/photos/162985331/404817) - Living Area View 4
- ![Bedroom One View 3](/listings/photos/162985331/404818) - Bedroom One View 3
- ![Kitchen](/listings/photos/162985331/404819) - Kitchen
- ![Bathroom View 2](/listings/photos/162985331/404820) - Bathroom View 2
- ![Living Area View 3](/listings/photos/162985331/404821) - Living Area View 3
- ![Living Area View 2](/listings/photos/162985331/404822) - Living Area View 2
- ![Living Area](/listings/photos/162985331/404823) - Living Area
- ![Bedroom One View 2](/listings/photos/162985331/404824) - Bedroom One View 2
- ![Bedroom One](/listings/photos/162985331/404825) - Bedroom One
- ![Bathroom](/listings/photos/162985331/404826) - Bathroom
- ![Hallway](/listings/photos/162985331/404827) - Hallway
- ![Exterior](/listings/photos/162985331/404828) - Exterior

## Floorplans

- ![Floorplan](/listings/photos/162985331/404829) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/162985331/404830) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 FLAT 2 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £415,000 | 02/12/2025 | Flat |
| 44 FLAT 2 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £410,000 | 23/01/2015 | Flat |
| 44 FLAT 2 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £250,000 | 23/11/2011 | 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 |
|---------|-------|------|------|
| 3 FLAT 2 CLIFDEN ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LL | £600,000 | 08/12/2025 | Flat |
| 53 ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LF | £725,000 | 28/11/2025 | Flat |
| 68 ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LF | £622,000 | 21/11/2025 | Flat |
| 41 CHURCHILL WALK, LONDON, HACKNEY, GREATER LONDON, E9 6EU | £400,000 | 26/06/2025 | Flat |
| 58A RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX | £600,000 | 28/03/2025 | Flat |
| 45 FLAT A CHATSWORTH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LH | £368,000 | 13/12/2023 | Flat |
| 26 - 32 FLAT 7 CHATSWORTH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LP | £385,000 | 05/12/2023 | Flat |
| 18 AMBLESIDE CLOSE, LONDON, HACKNEY, GREATER LONDON, E9 6EY | £500,000 | 05/12/2023 | Flat |
| [Same street] 16A DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £400,000 | 01/12/2023 | Flat |
| 19B DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NF | £635,000 | 20/10/2023 | Flat |
| 80A POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £590,000 | 06/10/2023 | Flat |
| 68B POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £835,000 | 15/09/2023 | Flat |
| 101A POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PT | £725,000 | 05/05/2023 | Flat |
| FLAT 3, 3 GLENARM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LY | £340,000 | 03/04/2023 | Flat |
| 11 MEDIAN ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PF | £645,000 | 24/03/2023 | Flat |
| 74 FLAT 3 GLENARM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LZ | £555,250 | 20/03/2023 | Flat |
| 46 POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP | £420,000 | 28/02/2023 | Flat |
| 123 FLAT B POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PT | £525,000 | 20/12/2022 | Flat |
| 18 ALMACK ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0RL | £450,000 | 02/12/2022 | Flat |
| 65 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NF | £360,000 | 29/11/2022 | Flat |
| 21 FLAT 3 CHATSWORTH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0FF | £335,000 | 18/11/2022 | Flat |
| [Same street] 24 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £1,423,500 | 25/03/2022 | Terraced |
| [Same street] 10B DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE | £686,000 | 30/06/2021 | Flat |

**Street average:** £836,500 (3 sales)
**Area average:** £530,763 (20 sales)

## Price vs local average

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

- **Local average:** £493,328 (54 Flat, E5, 2024–2026)
- **Deviation:** -13.9%

## 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 Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £898/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 |
|------|------|------|------|------|
| Bedsit, Glyn Road, E5 | £850/mo | 1 | 0.3 miles | OpenRent |
| Studio Flat, Blackwell Close, E5 | £1,436/mo | 1 | 0.34 miles | OpenRent |
| Studio Flat, Blackwell Close, E5 | £1,440/mo | 1 | 0.34 miles | OpenRent |
| Studio Flat, Blackwell Close, E5 | £1,440/mo | 1 | 0.34 miles | OpenRent |

**Average rent: £1,292/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £179,750
- **Target investor price (1%):** £143,800

*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 £1,438/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.6×
- **Monthly cashflow:** £-404/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.9%

*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:** £9,444/m²

## Capital growth trend

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

- **5y growth:** 4.2%
- **10y growth:** 23.2%

## 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)

Exterior View 2 Living Area View 5 Living Area View 4 Bedroom One View 3 Kitchen Bathroom View 2 Living Area View 3 Living Area View 2 Living Area Bedroom One View 2 Bedroom One Bathroom Hallway Exterior

/ 14

Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

45 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£415,000 Dec 2025

Price per m²

£9,444/m²

Local average

£493,328 (-13.9%)

Deprivation

Decile 3 (7,521 of 33,755)

Street crime

1140 incidents within 1 mile (Apr 2026)

Key features

Bespoke Fittings
Wooden Flooring
Period Charm
Chain Free
Share of Freehold
Wonderfully Bright

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas
Parking: On street, Permit

Description

Occupying the first floor of this imposing five-storey Victorian residence, is this fantastic one bedroom apartment. Boasting beautifully proportioned rooms, sash windows, neutral decor and bespoke fittings. The property comprises of a double bedroom with built in wardrobes, superb bathroom, a wealth of living/entertaining space opening to a stunning fitted kitchen. Enviably located in this premier street with ever-changing Chatsworth Road and Lower Clapton Road close at hand, as well as a host of transport links giving swift City access. Offered with no onward chain.
Further material information available, please request from branch.

Listed by

Hackney

Dexters

Reference: 162985331

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 11/11/2020

Current heating cost: £263/year

Potential heating cost: £188/year

Est. upgrade cost to C: £9,000

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

66% since 2011

Event	Date	Price	% change
Sold	02/12/2025 (6 months ago)	£415,000	+1.2%
Sold	23/01/2015 (11 years ago)	£410,000	+64%
Sold	23/11/2011 (14 years ago)	£250,000	—

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
3 FLAT 2 CLIFDEN ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LL	£600,000	08/12/2025	Flat
53 ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LF	£725,000	28/11/2025	Flat
68 ELDERFIELD ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LF	£622,000	21/11/2025	Flat
41 CHURCHILL WALK, LONDON, HACKNEY, GREATER LONDON, E9 6EU	£400,000	26/06/2025	Flat
58A RUSHMORE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0EX	£600,000	28/03/2025	Flat
45 FLAT A CHATSWORTH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LH	£368,000	13/12/2023	Flat
26 - 32 FLAT 7 CHATSWORTH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LP	£385,000	05/12/2023	Flat
18 AMBLESIDE CLOSE, LONDON, HACKNEY, GREATER LONDON, E9 6EY	£500,000	05/12/2023	Flat
Same street 16A DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE	£400,000	01/12/2023	Flat
19B DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NF	£635,000	20/10/2023	Flat
80A POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP	£590,000	06/10/2023	Flat
68B POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP	£835,000	15/09/2023	Flat
101A POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PT	£725,000	05/05/2023	Flat
FLAT 3, 3 GLENARM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LY	£340,000	03/04/2023	Flat
11 MEDIAN ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PF	£645,000	24/03/2023	Flat
74 FLAT 3 GLENARM ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0LZ	£555,250	20/03/2023	Flat
46 POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PP	£420,000	28/02/2023	Flat
123 FLAT B POWERSCROFT ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0PT	£525,000	20/12/2022	Flat
18 ALMACK ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0RL	£450,000	02/12/2022	Flat
65 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NF	£360,000	29/11/2022	Flat
21 FLAT 3 CHATSWORTH ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0FF	£335,000	18/11/2022	Flat
Same street 24 DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE	£1,423,500	25/03/2022	Terraced
Same street 10B DUNLACE ROAD, LONDON, HACKNEY, GREATER LONDON, E5 0NE	£686,000	30/06/2021	Flat

Street average: £836,500 (3 sales)

Area average: £530,763 (20 sales)

Capital growth trend

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

5y growth 4.2%

10y growth 23.2%

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

1y (index) -2.2%

5y (index) 1.4%

10y (index) 1.9%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 44 DUNLACE ROAD LIMITED (8227812)

Rental Range

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

Low £2,354/mo

Realistic £2,615/mo

Optimistic £2,877/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E5 0NE

Nearby

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

Type	Name	Distance
Shop	Chats Nails	0.1 miles
Bus stop	Median Road	0.1 miles
Bus stop	Chatsworth Road / Clifden Road	0.1 miles
Shop	Johnny's	0.1 miles
Train station	Homerton	0.4 miles
Train station	Hackney Central	0.6 miles
University	Arden University Stratford Campus	1.7 miles
Hospital	Moorfields at Hoxton	2.2 miles
University	University of Wales Trinity Saint David London	2.4 miles
Hospital	Medlabs Diagnostics	3.6 miles

Street-level crime

Category	Count
Violence and sexual offences	289
Anti-social behaviour	235
Theft from the person	105
Public order	80
Shoplifting	79
Other theft	73
Vehicle crime	59
Drugs	53
Criminal damage and arson	48
Burglary	47
Robbery	39
Bicycle theft	20
Other crime	8
Possession of weapons	5
Total incidents	1140

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
Rushmore Primary School	Primary	0.2 miles	Good — 10 Jan 2013
Clapton Girls' Academy	Secondary	0.3 miles	Outstanding — 4 Jul 2024
The City Academy, Hackney	Secondary	0.3 miles	Good — 14 Jun 2023
Millfields Community School	Primary	0.3 miles	Good — 8 Dec 2012
The Olive School, Hackney	Primary	0.3 miles	Outstanding — 10 Jun 2015

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
Bedsit, Glyn Road, E5	£850/mo	1	0.3 miles	OpenRent
Studio Flat, Blackwell Close, E5	£1,436/mo	1	0.34 miles	OpenRent
Studio Flat, Blackwell Close, E5	£1,440/mo	1	0.34 miles	OpenRent
Studio Flat, Blackwell Close, E5	£1,440/mo	1	0.34 miles	OpenRent

Average rent: £1,292/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £179,750

Target investor price (1%) £143,800

Gross yield 4.1%

Cost-to-rent ratio 24.6×

Monthly cashflow £-404/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.9%

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).