# KINGFISHER HEIGHTS, 2 FLAT 76 BRAMWELL WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GQ

## Property details

- Slug: `973eb5a` (address key hash: `973eb5a171f0abc3a75d74d33a750a32fda9c145`)
- Postcode: E16 2GQ
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £300,000 Feb 2026
- Local average: £415,325 (152 sales)
- Street crime: 565 incidents within 1 mile (May 2026)

## Latest sale

- Price: £300,000
- Date: 2026-02-27
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £300,000 | Flat | -19.4% | £310,158 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-75d8-b8d0-e063-4704a8c08d98) |
| Sold | 2016-03-18 | £372,000 | Flat | — | £395,304 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3914047a-3eea-3206-e050-a8c063057647) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| KINGFISHER HEIGHTS, 2 FLAT 76 BRAMWELL WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GQ | £300,000 | 27/02/2026 | Flat |
| KINGFISHER HEIGHTS, 2 FLAT 76 BRAMWELL WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GQ | £372,000 | 18/03/2016 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| KINGFISHER HEIGHTS, 2 FLAT 3 BRAMWELL WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GQ | £290,000 | 26/01/2026 | Flat |
| CORSAIR HOUSE, 5 63 STARBOARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2NY | £410,000 | 09/01/2026 | Flat |
| 75 BARRIER POINT ROAD, LONDON, NEWHAM, GREATER LONDON, E16 2SD | £360,000 | 06/01/2026 | Flat |
| KINGFISHER HEIGHTS, 2 FLAT 143 BRAMWELL WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GS | £385,000 | 18/12/2025 | Flat |
| 133 WARDS WHARF APPROACH, LONDON, NEWHAM, GREATER LONDON, E16 2ER | £387,000 | 15/12/2025 | Flat |
| MASTHEAD HOUSE, 5 46 ROYAL CREST AVENUE, LONDON, NEWHAM, GREATER LONDON, E16 2PG | £530,000 | 11/12/2025 | Flat |
| FLAT 104 WARDS WHARF APPROACH, LONDON, NEWHAM, GREATER LONDON, E16 2EX | £415,000 | 10/12/2025 | Flat |
| 222 WARDS WHARF APPROACH, LONDON, NEWHAM, GREATER LONDON, E16 2EQ | £350,000 | 03/12/2025 | Flat |
| 131 BARRIER POINT ROAD, LONDON, NEWHAM, GREATER LONDON, E16 2SE | £390,000 | 02/12/2025 | Flat |
| 231 WARDS WHARF APPROACH, LONDON, NEWHAM, GREATER LONDON, E16 2EQ | £430,000 | 25/11/2025 | Flat |
| KINGFISHER HEIGHTS, 2 FLAT 69 BRAMWELL WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GQ | £480,000 | 14/11/2025 | Flat |
| 179 BARRIER POINT ROAD, LONDON, NEWHAM, GREATER LONDON, E16 2SE | £400,000 | 14/11/2025 | Flat |
| HERON PLACE, 4 FLAT 37 BRAMWELL WAY, LONDON, NEWHAM, GREATER LONDON, E16 2FJ | £400,000 | 01/08/2025 | Flat |
| HERON PLACE, 4 FLAT 63 BRAMWELL WAY, LONDON, NEWHAM, GREATER LONDON, E16 2FL | £98,750 | 09/07/2025 | Flat |
| GALYON POINT, 9 FLAT 29 GALLIONS ROAD, LONDON, NEWHAM, GREATER LONDON, E16 2AH | £330,000 | 29/11/2024 | Flat |
| 217 WARDS WHARF APPROACH, LONDON, NEWHAM, GREATER LONDON, E16 2EQ | £330,000 | 20/11/2024 | Flat |
| 217 WARDS WHARF APPROACH, LONDON, NEWHAM, GREATER LONDON, E16 2EQ | £330,000 | 20/11/2024 | Flat |
| 166 BARRIER POINT ROAD, LONDON, NEWHAM, GREATER LONDON, E16 2SE | £515,000 | 20/12/2023 | Flat |
| 256 BARRIER POINT ROAD, LONDON, NEWHAM, GREATER LONDON, E16 2SF | £625,000 | 20/10/2023 | Flat |
| CORSAIR HOUSE, 5 7 STARBOARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2NY | £396,000 | 18/08/2023 | Flat |

**Area average:** £392,588 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Wray Avenue, London, E16](http://87.117.209.195:8080/listings/40bb431) | £310,000 | 1 | Flat | 0.25 mi |
| [Wray Avenue, London, E16](http://87.117.209.195:8080/listings/aab7a91) | £495,000 | 2 | Flat | 0.26 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -16.1%
- **10y growth:** 29.6%

## House Price Index (HM Land Registry)

*Official index for Newham; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4.6%
- **5y growth (index):** -7.4%
- **10y growth (index):** 5.8%

## Rental Range

*ONS Price Index of Private Rents (Newham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,731/mo
- **Realistic:** £1,923/mo
- **Optimistic:** £2,115/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| [Kingfisher Heights, Royal Docks, London, E16](http://87.117.209.195:8080/listings/1363edf) | £1,898/mo | 1 | 0.01 miles | Rightmove |
| 2 Bed Flat, Bramwell Way, E16 | £2,210/mo | 2 | 0.02 miles | OpenRent |
| 2 Bed Flat, Geooge Walk, E16 | £5,475/mo | 2 | 0.16 miles | OpenRent |
| 3 Bed Flat, Royal Crest Avenue, E16 | £3,475/mo | 3 | 0.18 miles | OpenRent |
| 1 Bed Flat, Drake Hall, E16 | £1,950/mo | 1 | 0.4 miles | OpenRent |
| 2 Bed Flat, Caernarvon House, E16 | £2,000/mo | 2 | 0.44 miles | OpenRent |
| 1 Bed Flat, Cundy Road, E16 | £1,600/mo | 1 | 0.59 miles | OpenRent |
| 1 Bed Flat, K Warehouse, E16 | £2,150/mo | 1 | 0.62 miles | OpenRent |
| 2 Bed Flat, Shipman Road, E16 | £2,250/mo | 2 | 0.66 miles | OpenRent |
| 1 Bed Flat, Baltic Apartments, E16 | £2,350/mo | 1 | 0.68 miles | OpenRent |
| 2 Bed Terraced House, Gresham Road, E16 | £2,200/mo | 2 | 0.7 miles | OpenRent |
| 1 Bed Terraced House, Tallis Close, E16 | £1,350/mo | 1 | 0.73 miles | OpenRent |
| 3 Bed Terraced House, Manchester Court, E16 | £2,750/mo | 3 | 0.73 miles | OpenRent |
| 1 Bed Flat, Vandome Close, E16 | £1,600/mo | 1 | 0.73 miles | OpenRent |
| 2 Bed Terraced House, Garvary Road, E16 | £2,100/mo | 2 | 0.76 miles | OpenRent |
| 2 Bed Terraced House, Garvary Road, E16 | £2,200/mo | 2 | 0.76 miles | OpenRent |

**Average rent: £2,347/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £271,875
- **Target investor price (1%):** £217,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,175/mo).*

- **Gross yield:** 8.7%
- **Cost-to-rent:** 11.5×
- **Monthly cashflow:** £751/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 143 |
| Anti-social behaviour | 127 |
| Other theft | 62 |
| Vehicle crime | 59 |
| Theft from the person | 43 |
| Burglary | 25 |
| Shoplifting | 25 |
| Drugs | 21 |
| Public order | 18 |
| Robbery | 18 |
| Other crime | 13 |
| Possession of weapons | 6 |
| Criminal damage and arson | 3 |
| Bicycle theft | 2 |
| **Total incidents** | **565** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Royal Wharf Primary School | Primary | 0.3 miles | Good — 12 Nov 2023 |
| Oasis Academy Silvertown | Secondary | 0.4 miles | Good — 30 Jun 2017 |
| Britannia Village Primary School | Primary | 0.4 miles | Good — 8 Jul 2024 |
| Drew Primary School | Primary | 0.5 miles | Good — 14 Mar 2023 |
| Royal Docks Academy | Secondary | 0.6 miles | Good — 22 Nov 2021 |