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1 bed flat for sale Principal Square, London, E9

Guide Price

£550,000

Added on 23/09/2026

Type: Flat
Bedrooms: 1
Bathrooms: 1
Size: £929 per sq ft
Tenure: Freehold

EPC C 75

Highlights

From the agent's description

Chain free
Period features
High ceilings
Allocated parking
Share of freehold

About this property

A beautifully presented one-bedroom apartment in a striking school conversion in Hackney’s Principal Square, blending period charm with modern living. The apartment features high ceilings, exposed brickwork, and a bright, airy interior, creating a stylish and inviting home.

The flat offers a generous bedroom, contemporary kitchen, and comfortable living space, with original architectural details adding character and a sense of space rarely found in the area. It’s perfect for relaxing or entertaining, and ready to move into.

Floorplan

Energy performance

C 75

Current

Potential

92+

81-91

69-80

75 C

79 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 C (79) 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

£1,374
Band B

£1,602
Band C

£1,831
Band D

£2,060
Band E

£2,518
Band F

£2,976
Band G

£3,434
Band H

£4,121

The agent hasn't said which band this home is in; you can look it up on GOV.UK. In Hackney, 2026/27 bills run from £1,374 a year in band A to £4,121 in band H.

Figures from MHCLG (Open Government Licence v3): the average bill for each band across Hackney, 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 1.2 miles

Priced above 93% of the 1-bed flats for sale nearby right now.

This home, £550,000 Median £400,000 · £299,500 – £495,000

Per square foot

£929 23% over

1-bed flats nearby £758

Against sold prices

24% over

E9 sold median £751 / sq ft, 516 sales

Compared with 100 1-bed flats for sale within 1.2 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 E9 over the last 24 months, per square foot of EPC floor area. All sold £/sq ft in E9 →

Location

Principal Square, London, E9

Open map Street View

Mortgage and stamp duty

Property price £550,000

£275k £825k

Deposit10% £55,000

£0 £550k

Interest rate 4.5%

0.5% 15%

Repayment period 25 years

5 years 40 years

A £495,000 mortgage. Most lenders would want a household income of about £110,000 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
6, Principal Square Flat / maisonette	Flat / maisonette	Sept 2024	1,163 sq ft £723/sq ft	1,163 sq ft	£723	£840,000
4, Principal Square Flat / maisonette	Flat / maisonette	Jul 2022	1,163 sq ft £594/sq ft	1,163 sq ft	£594	£690,000
11, Principal Square Flat / maisonette	Flat / maisonette	Sept 2011	592 sq ft £404/sq ft	592 sq ft	£404	£239,000
1, Principal Square Flat / maisonette	Flat / maisonette	Mar 2011	n/a	n/a	n/a	£445,000
7, Principal Square Flat / maisonette	Flat / maisonette	Jun 2010	657 sq ft £381/sq ft	657 sq ft	£381	£249,999
2, Principal Square Flat / maisonette	Flat / maisonette	Oct 2009	1,206 sq ft £274/sq ft	1,206 sq ft	£274	£330,000
5, Principal Square Flat / maisonette	Flat / maisonette	Dec 2008	1,432 sq ft £335/sq ft	1,432 sq ft	£335	£480,000
6, Principal Square Flat / maisonette	Flat / maisonette	Mar 2007	1,163 sq ft £258/sq ft	1,163 sq ft	£258	£299,950