How much is East Smithfield, London?

East Smithfield, London

2-bedroom flat

800 sq ftEPC B2 baths

Asking

£650,000

For saleReduced £25k (−3.7%) on 17 MayListed 208 days

Chain Free

Investor metrics

HMO Article 4 Direction AreaHMOs · C3 → C4 HMO conversion requires planning permission here

Opportunity summary

See Archie’s verdict, returns by strategy and what to check before viewing.

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About

The property

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This newly renovated, fourth-floor apartment is uniquely positioned to capture maximum light through its dual-aspect layout and south-facing orientation, offering unobstructed views that are a rarity in this part of the City.

Offered chain-free, this exceptional apartment presents over 800 sq ft of beautifully designed living space.

Floor to ceiling triple-glazed windows flood the home with natural light while maintaining a peaceful atmosphere despite its central setting.

The fully integrated kitchen is fitted with elegant Silestone worktops, premium Bosch appliances and an Elica extractor fan.

Wooden flooring and underfloor heating run throughout the apartment, enhancing overall comfort. Both bedrooms are generously sized doubles.

The principal bedroom easily accommodates a super king bed and includes a modern en-suite. A second well-proportioned bedroom is served by a stylish family bathroom.

Both bathrooms feature high-quality finishes, including marble tiling, and luxurious Hansgrohe taps and rainfall shower.

• Strategic Investment: Perfectly timed for the savvy buyer, the property is located near the site of the new Chinese Embassy. Much like the U.S.

Embassy’s impact on Battersea, this landmark development is set to provide a significant boost to local infrastructure and property values.

• Top-Tier Finishes: Modern kitchen with quartz worktops, engineered wooden flooring, premium underfloor heating; and Italian-finished bathrooms. • The Lifestyle: Moments from St.

Katharine Docks, a flagship Waitrose, and the Thames promenade.

With an EPC B rating and no onward chain, this is a prime opportunity to buy into a rising neighborhood, moments from St Katharine Docks and within easy reach of Tower Hill, Tower Gateway, Aldgate, Aldgate East, and Wapping stations, offering excellent transport links across London.

The surrounding area offers a vibrant lifestyle, with a variety of restaurants, cafés, and pubs nearby, as well as scenic walks along the Thames leading to Tower Bridge and beyond.

When enquiring please quote IATA35025

Chain Free

Key information

Price per Square Foot

£813/sq ft

Based on 800 sq ft (76 sq m)

Floor Area

800 sq ft (76 sq m)

Council Tax Band

Band E

Estimated ~£2200/year

EPC Rating

current

Tenure

Leasehold

Property Age

England and Wales: 2003-2006

Local Authority

Tower Hamlets London Boro

London Borough

County

Greater London Authority

Value & comps

What is it worth?

No previous sales on record.

Comparable salesNo comps yet

No comparable sales matched this property yet.

Returns

What does it return?

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Rent evidence

Rental benchmark

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Local SA Market

We're still gathering serviced-accommodation data for this area.

Archie refurb estimate: a Pro feature

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0.0% below asking

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BTL · HMO · BRRR · SA · Flip — editable, saved scenarios

Investment calculatorBTL · BRRR · HMO · Flip · SA · R2R — editable inputs, saved scenarios

Investment Disclaimer

This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisors before making any investment decisions.

Past performance does not guarantee future results. Tax implications vary by individual circumstances.

Mortgage

Deal

Is it a deal?

Archie’s verdict

Archie has scored this property.

Deal score · weighted

Weak signals — move on

Factor breakdown

BMV discountNot calculated, and not zero — there is no value estimate for this property to discount against.

0/25

Yield potential—

0/25

Motivation signalsNot enough data

0/25

Days on market208 days · price-fatigue

25/25

—

Seller motivation

Not scored yet

Days on market208

Price reduction-3.7%

STC fall-through—

Back to market—

Agency change—

EPC ratingB

Listing timeline

First listedListed at £675,00027-03-2026

Price reduced£675,000 → £650,000 (-3.7%)17-05-2026

Still activeDay 208 on marketToday

Strategy fit

No strategy scores available yet.

Article 4HMO Article 4 applies

HMO Conversion Potential

Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.