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2 bed flat for sale Basin Approach, London, E14

Asking price

£525,000

Added on 27/09/2026

Type: Flat
Bedrooms: 2
Bathrooms: 2
Size: £623 per sq ft
Tenure: Leasehold

Ground rent £150 a year EPC C 75 potential B

* From the agent's description. Check it with them before you rely on it.

Highlights

From the agent's description

Allocated parking
Balcony
Water views
Waterfront
Lift
Underfloor heating

About this property

This spacious 2-bedroom, 2-bathroom apartment enjoys a prime position along Limehouse Basin, offering breathtaking marina views from both the living room and private south-facing balcony. Located in a well-maintained development with lift access to all floors, the property benefits from 24-hour security and intercom entry for added peace of mind.

Floorplan

Energy performance

C 75

Current

Potential

92+

81-91

83 B

69-80

75 C

55-68

39-54

21-38

1-20

This home is rated band C, scoring 75 out of 100. The average British home is band D. Its certificate says it could reach band B (83) if the improvements it recommends were carried out.

Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.

Council tax

Ask agent

Per year

Band A

£1,225
Band B

£1,429
Band C

£1,634
Band D

£1,838
Band E

£2,246
Band F

£2,655
Band G

£3,063
Band H

£3,676

The agent hasn't said which band this home is in; you can look it up on GOV.UK. In Tower Hamlets, 2026/27 bills run from £1,225 a year in band A to £3,676 in band H.

Figures from MHCLG (Open Government Licence v3): the average bill for each band across Tower Hamlets, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone.

Price guide

100 comparables · within 0.6 miles

Priced above 61% of the 2-bed flats for sale nearby right now.

This home, £525,000 Median £500,000 · £400,000 – £741,000

Per square foot

£623 1% under

2-bed flats nearby £629

Against sold prices

10% under

E14 sold median £694 / sq ft, 1,645 sales

Compared with 100 2-bed flats for sale within 0.6 miles, on the market now or already under offer. The range is the middle 80% of their asking prices. Sold prices are HM Land Registry sales in E14 over the last 24 months, per square foot of EPC floor area. All sold £/sq ft in E14 →

Location

Basin Approach, London, E14

Open map Street View

Mortgage and stamp duty

Property price £525,000

£262k £788k

Deposit10% £53,000

£0 £525k

Interest rate 4.5%

0.5% 15%

Repayment period 25 years

5 years 40 years

A £472,000 mortgage. Most lenders would want a household income of about £105,000 to support it.

A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.

Properties sold nearby

HM Land Registry sales nearby. Floor areas from Energy Performance Certificates where matched.

Address	Type	Sold	Size	Size	£/sq ft	Price
4, Basin Approach Flat / maisonette	Flat / maisonette	Jul 2026	484 sq ft £668/sq ft	484 sq ft	£668	£323,500
12, Basin Approach Flat / maisonette	Flat / maisonette	Mar 2026	829 sq ft £507/sq ft	829 sq ft	£507	£420,000
43, Basin Approach Flat / maisonette	Flat / maisonette	Feb 2026	441 sq ft £782/sq ft	441 sq ft	£782	£345,000
9, Basin Approach Flat / maisonette	Flat / maisonette	Feb 2025	1,012 sq ft £633/sq ft	1,012 sq ft	£633	£640,000
46, Basin Approach Flat / maisonette	Flat / maisonette	Aug 2024	893 sq ft £666/sq ft	893 sq ft	£666	£595,000
56, Basin Approach Flat / maisonette	Flat / maisonette	May 2024	915 sq ft £628/sq ft	915 sq ft	£628	£575,000
2, Basin Approach Flat / maisonette	Flat / maisonette	Jun 2021	441 sq ft £1,020/sq ft	441 sq ft	£1,020	£450,000
13, Basin Approach Flat / maisonette	Flat / maisonette	Aug 2019	452 sq ft £885/sq ft	452 sq ft	£885	£400,000