Hackney Rose Hotel £3.25m Revamp Hackney 2026

Key Points

• The former Rose Hotel at 69 Stoke Newington Road, Hackney, London N16 8AD, is on the market for a guide price of £3,250,000 freehold with vacant possession.
• Approved planning permission (Hackney Council REF: 2025/0918) allows refurbishment of the existing hotel (Use Class C1) into a 31-bedroom development, including a mansard roof extension, elevational alterations, new windows, increased roof height on the rear outrigger, and a new shopfront.
• The property is fully stripped out and ready for refurbishment, with existing gross internal area (GIA) of 6,745 sq ft expanding to 7,757 sq ft over lower ground, ground, and three upper floors.
• Located 0.4 miles from Dalston Kingsland Overground Station, with nearby stations including Rectory Road (0.48 miles) and Dalston Junction (0.51 miles).
• Forecasted Gross Operating Income (GOI) for the developed 31-bedroom hotel is around £715,000 per annum.
• Listed by Estate Office Investments Limited, a London-based property consultancy specialising in investment and development opportunities.
• The site spans five floors, is not listed, and falls under Use Class C1 (hotels).

Hackney’s, (East London Times) April 18, 2026 –Hackney, the former Rose Hotel on Stoke Newington Road has been listed for sale at a guide price of £3,250,000, complete with approved plans to transform it into a 31-bedroom hotel development. As reported in London Now, the property at 69 Stoke Newington Road, N16 8AD, stands vacant and fully stripped out, ready for immediate refurbishment work. The listing, marketed by Estate Office Investments Limited, highlights its prime location just 0.4 miles from Dalston Kingsland Overground Station.

What Plans Have Been Approved for the Rose Hotel in Hackney?

The planning permission, granted under Hackney Council reference 2025/0918, permits the refurbishment of the existing hotel under Use Class C1. This includes construction of a mansard roof extension, elevational alterations such as the removal and installation of new windows, an increase in the roof height of the existing rear outrigger, a new shopfront, and associated works.

The development will expand the gross internal area from the current 6,745 sq ft to 7,757 sq ft, distributed across lower ground, ground, and three upper floors.

The property offers freehold tenure with vacant possession and is described as an opportunity to acquire a vacant hotel primed for a 31-bedroom hotel operation.

Estate Office Investments Limited notes in the listing that the site comprises five floors and is not a listed building. No service charge or business rates details are specified, and an Energy Performance Certificate is available upon request.

This image shows the exterior of the property on Stoke Newington Road, illustrating its current state ahead of the proposed revamp.

Where Exactly Is the Rose Hotel Located and What Is Its Accessibility Like?

Stoke Newington Road places the hotel in a vibrant part of Hackney, with excellent transport links. Dalston Kingsland Station is 0.38 miles away, Rectory Road Station 0.48 miles, and Dalston Junction Station 0.51 miles, providing quick Overground access to central London.

The listing from Rightmove emphasises this connectivity as a key feature for potential hotel operators.

As detailed by Estate Office Investments Limited in their property description, the location supports strong operational potential, with a forecasted Gross Operating Income of £715,000 per annum post-development. The firm, established in 1983, specialises in residential blocks, commercial investments in retail, leisure, and office space, positioning them as experts in such opportunities.

Why Is the Rose Hotel Being Sold Now and What Is Its Current Condition?

The hotel is marketed as fully stripped out and ready for refurbishment, indicating it has been cleared for the upcoming works. London Now reports that the former Rose Hotel is up for sale with these revamp plans in place, suggesting the owners are seeking a buyer to execute the approved scheme.

No specific statements from current owners or council officials are quoted in the available listings or reports.

The Rightmove listing confirms vacant possession, underscoring that the property is free of occupants and business operations. This condition aligns with the development-ready status, allowing a purchaser to proceed directly to construction without delays from existing use.

Who Is Handling the Sale of Hackney’s Rose Hotel?

Estate Office Investments Limited, a boutique property consultancy based in London, is managing the sale. Their description states:

“Opportunity to acquire a vacant hotel with planning to develop a 31 bedroom hotel.”

The firm highlights their global track record in investment and development land, particularly residential blocks and commercial opportunities.

The guide price is set at £3,250,000 subject to contract, with no business for sale attached – purely the freehold property. Interested parties are directed to contact the agent for further details, including business rates and service charge information, which remain unlisted.

What Financial Projections Are Associated with the Development?

The listing forecasts a Gross Operating Income in the region of £715,000 per annum for the 31-bedroom hotel once operational. Estate Office Investments Limited provides this projection based on the proposed scheme, though no breakdown of assumptions such as occupancy rates or room pricing is detailed in the public listing.

This figure positions the investment as potentially lucrative given Hackney’s growing tourism and hospitality demand.

The expansion to 7,757 sq ft supports the 31 bedrooms across multiple floors, optimising space for hotel use. No additional financial incentives or grants are mentioned in the council reference or marketing materials.

How Does This Fit into Hackney’s Broader Property Trends?

Hackney continues to see interest in hotel refurbishments amid London’s hospitality recovery. While specific to this site, the approval under delegated decisions by Hackney Council reflects standard processing for such C1 uses. The property’s non-listed status facilitates the proposed alterations without heritage constraints.

Local media like London Now has covered the listing, noting the £3.25m price tag and 31-bedroom plans without additional commentary from stakeholders. No quotes from Hackney Council planners or neighbouring businesses appear in reports.

The Rightmove platform hosts the full listing, accessible to potential buyers seeking detailed floor plans and brochures.

Background of the Development

The Rose Hotel’s path to this listing traces back to its operation as a budget accommodation in Hackney before becoming vacant. Planning permission was granted via Hackney Council’s delegated decisions process, as documented in ward reports covering August to September 2025, specifically for the refurbishment at 69 Stoke Newington Road.

The council reference 2025/0918 covers the full suite of works, aligning with local policies for sustainable hotel upgrades under Use Class C1. Earlier, the property faced challenges including COVID-19 impacts, leading to its stripped-out state. Estate Office Investments took on the marketing, leveraging their expertise in London developments.

Prediction: How This Development Can Affect Local Businesses and Residents in Hackney

This sale and revamp could increase tourism footfall along Stoke Newington Road, benefiting nearby pubs, shops, and restaurants through higher visitor spend. The 31-bedroom capacity may add around 10,000-15,000 guest nights annually at typical occupancies, drawing more Overground users to Dalston Kingsland area. Residents might experience short-term construction disruption from roof works and internal refits, potentially lasting 12-18 months, but long-term gains include preserved hotel use rather than alternative residential conversion.

Local employment could rise with 20-30 operational jobs in hospitality, supporting Hackney’s economy without straining infrastructure given existing transport links. Property values nearby may stabilise or appreciate due to enhanced commercial vibrancy.