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    1. Home
    2. London properties
    3. 2 bed flat for sale in Leyla House, London E8
    Full property analysis
    OverviewAboutValue & compsReturnsDealAreaAgent & docsFAQ

    1 / 5

    Flat 7, Leyla House, London, E8 2DB

    2-bedroom flat · E8 2DB

    677 sq ft1 bath
    Asking
    £450,000

    For sale · Listed 15 days

    Chain freeShared own
    Investor metrics
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    Opportunity summary

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

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    About

    The property

    A well-presented, modern two-bedroom apartment situated on the second floor of Leyla House, Dunn Street, in the heart of Dalston.

    The apartment offers a separate reception room and kitchen, creating a practical layout with distinct spaces for relaxing, entertaining and cooking.

    Two bedrooms, a bathroom and useful storage off the entrance hallway complete the accommodation.

    With its modern finish and appealing presentation, the property makes an attractive home for buyers seeking a well-connected East London base.

    Located just off Shacklewell Lane, Leyla House is close to the independent cafés, restaurants, bars and shops of Kingsland High Street.

    Dalston Kingsland and Dalston Junction Overground stations are both within walking distance, providing convenient connections across London, while nearby Hackney Downs offers green space for walks and recreation.

    The owner currently holds a 40% share, with the option to staircase and sell the property at 100% ownership.

    Alternatively, the existing 40% share is available to purchase for £180,000 through shared ownership, subject to eligibility.

    Kitchen (3.3m x 3.0m) Spacious open plan modern kitchen Lounge/Reception Room (4.85m x 3.18m) Spacious and airy reception room with lounge area Bathroom Modern fresh bathroom Master Bedroom (4.41m x 2.66m) Spacious room with desk space Second Bedroom Second room with lots of natural light

    Chain free
    Shared own

    Key information

    Price per sq ft
    £665/sq ft
    Based on 677 sq ft (63 sq m)
    Floor area
    677 sq ft (63 sq m)
    Reception rooms
    1
    Council tax band
    Band D
    Estimated ~£1,800/year
    Tenure
    Leasehold (108 years)
    Local authority
    Hackney
    London Borough
    County
    Greater London Authority
    Sign up free to see flood risk and more→

    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?

    Set an offer; the calculator follows it.

    Rent evidence
    Rental benchmark

    Nearby rental comparables

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    Local SA Market

    Short-let restrictions apply

    • Greater London: an entire home can be let short-term for at most 9090 short-let nights plus a mid-term let for the rest of the year.
    • England: a national short-term let register is being introduced; register the property before letting.

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

    Archie refurb estimate: a Pro feature·

    Feeds your report · not a commitment

    0.0% below asking

    Model

    Run the numbers.

    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 advisers 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
    PursueArchie has scored this property.
    Sign in to see Archie's call — Pursue, Watch or Pass — with the reasons and a suggested offer.
    4/100
    Deal score · weighted
    Weak signals — move on

    Factor breakdown
    BMV discountNot calculated on shared-ownership lots — the asking price buys a share, not the whole property.
    0/25
    Yield potential—
    0/25
    Motivation signalsNot enough data
    0/25
    Days on market15 days
    4/25
    —
    Seller motivation
    Not scored yet

    Days on market15
    Price reduction—
    STC fall-through—
    Back to market—
    Agency change—
    EPC rating—
    Listing timeline
    First listedListed at £450,0008 Oct 2026
    Still activeDay 15 on marketToday
    Strategy fit
    No strategy scores available yet.
    Article 4No HMO Article 4 held

    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.

    Serviced Accommodation

    Pro

    See projected short-stay revenue vs a vanilla BTL for this property.

    Rent-to-Rent strategy fit

    Pro

    See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.

    Area

    The area

    Living here

    SchoolsLoading
    StationsLoading
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    Location
    More market detail▾
    E8 · Live market data · flat only
    E8 aggregates aren't available right now. The full comparables table below still loads — try refreshing in a few minutes.

    Agent & docs

    Move it forward

    Listing agent
    Livco logo
    Livco
    listed on zoopla
    Corporate landlord — contact via portal
    View on zoopla

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    Planning & investor docs
    Nearby planning applications, EPC, floor plans, Land Registry and HMO checks unlock with a free trial.

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    FAQ

    Questions

    About Flat 7, Leyla House, London

    How much is Flat 7, Leyla House, London?
    The asking price is £450,000.
    What kind of property is Flat 7, Leyla House, London?
    A 2-bedroom flat in E8 2DB.

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