2-bedroom flat · E8 3TQ
For saleReduced £25k (−5.6%) on 21 JunListed 175 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Houghton Close, E8 A well-presented two bedroom ground floor flat with a private front garden, set within a quiet residential development in the heart of Dalston, E8.
This bright and well-proportioned home offers approximately 523 sq. Ft. Of internal space and has been thoughtfully arranged to maximise space and natural light.
The property comprises a spacious reception room, ideal for both relaxing and entertaining, along with a separate modern kitchen featuring ample storage and worktop space.
There are two bedrooms, including a generous principal bedroom and a second room perfectly suited as a guest bedroom, home office or nursery.
The bathroom has been finished to a good standard with contemporary tiling and fittings.
A standout feature of the property is the private garden, extending to over 30 ft, providing a rare and versatile outdoor space in this central location, ideal for outdoor seating, entertaining, or simply enjoying some greenery.
Location Houghton Close is perfectly positioned to enjoy the best of Dalston, known for its vibrant atmosphere, independent cafés, restaurants and bars.
Kingsland Road and Dalston Junction are both nearby, along with popular green spaces such as London Fields and Hackney Downs.
Transport The property benefits from excellent transport links, with Dalston Junction and Dalston Kingsland Overground stations within easy reach, offering swift connections across London.
Numerous bus routes also provide direct access into the City, Shoreditch and beyond.
Summary A fantastic opportunity to acquire a well-located two bedroom flat with private outdoor space in one of East London’s most sought-after neighbourhoods. EPC Rating: C
Value & comps
No previous sales on record.
Returns
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Archie refurb estimate: a Pro feature
0.0% below asking
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Deal
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.
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.
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.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
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.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
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About 1 Houghton Close, London
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