London · EC2Y 8BT · 1-bed
Thomas More House, Barbican
© OpenStreetMap · click to open in maps
Asking price
£799,950
Verdict
Overpriced by £369,955 vs 1-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£2,372/mo
3.6% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£1,895/mo
2.8% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£1,611/mo
2.4% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
Not the right shape for a family.
Standard BTL
3.6% gross — won't cover costs at current rates.
Buy + rent later
Rent would cover most mortgage costs but you'd top up if it sat empty for a few months.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£27,498
Home mover
£27,498
2nd home / BTL
£67,495
Mortgage @ 75% LTV
- Loan
- £599,962
- Deposit
- £199,988
- Per month
- £3,684
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £267,483
Should you pay this?
Asking price is roughly £369,955 above what 1-bed homes typically go for here.
You're paying £799,950. Comparable 1-bed homes in this area suggest a market price of around £429,995.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£2,372/month3.56% gross yield
Based on 72,459 live rentals in London · 1-bed homes here average £1,227/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
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Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
Catchment area is the #1 driver of family-let demand and exit liquidity in the suburbs. Verify the local primary + secondary ratings before offering — an Outstanding catchment can add 5–10% to £/sqft; Inadequate is a permanent drag.
- All schools within 2 miles (DfE GIAS) — official register, last Ofsted, type
- Ofsted reports for EC2Y 8BT — full inspection reports + history
- Catchment visualiser (Locrating) — free-tier school-catchment map
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data; only the local authority can confirm a specific year's catchment boundary.
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