# 27 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA

## Property details

- Slug: `f590537` (address key hash: `f590537f71917daa7762e5ed4a088e5e33ee2ba9`)
- Postcode: E6 3NA
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 83 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £411,000 Feb 2026
- Price per m²: £4,952/m²
- Local average: £442,320 (88 sales)
- Street crime: 1119 incidents within 1 mile (May 2026)

## Latest sale

- Price: £411,000
- Date: 2026-02-18
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/11/2034
- **Current heating cost:** £738/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2212-4069-1822-0115-5079)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-18 | £411,000 | Terraced | +17.4% | £423,468 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-116d-d8ea-e063-4704a8c0bf7d) |
| Sold | 2016-05-16 | £350,000 | Terraced | +21.7% | £424,554 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/369dfb15-987d-3a19-e050-a8c0620518c6) |
| Sold | 2015-07-24 | £287,500 | Terraced | — | £402,077 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/51da1706-6e64-483a-bb03-920fb2c12174) |

*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 |
|---------|-------|------|------|
| 27 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £411,000 | 18/02/2026 | Terraced |
| 27 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £350,000 | 16/05/2016 | Terraced |
| 27 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £287,500 | 24/07/2015 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [165589028](http://87.117.209.195:8080/listings/40d061f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £411,000 |
| listed | 2025-08-11 | £415,000 |
| sold | 2016-01-01 | £350,000 |
| sold | 2015-01-01 | £287,500 |
| sold | 2001-01-01 | £122,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 67 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £384,900 | 09/01/2026 | Terraced |
| 34 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3QJ | £360,000 | 05/12/2025 | Terraced |
| 116 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NP | £260,000 | 28/11/2025 | Terraced |
| 5 MARLOW ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3QG | £425,000 | 28/11/2025 | Terraced |
| 177 HALDANE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3JW | £650,000 | 25/11/2025 | Terraced |
| 163 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NW | £450,000 | 22/07/2025 | Terraced |
| 14 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3QJ | £470,000 | 07/03/2025 | Terraced |
| 140 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF | £425,000 | 29/11/2023 | Terraced |
| 175 HALDANE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3JW | £401,000 | 27/10/2023 | Terraced |
| 100 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NP | £395,000 | 18/10/2023 | Terraced |
| 68 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3LZ | £420,000 | 14/07/2023 | Terraced |
| 121 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NW | £475,000 | 12/07/2023 | Terraced |
| 44 RANCLIFFE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3HW | £569,000 | 07/06/2023 | Terraced |
| 50 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NS | £423,000 | 26/05/2023 | Terraced |
| 78 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NS | £430,000 | 10/03/2023 | Terraced |
| 318 CENTRAL PARK ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3AD | £540,000 | 03/03/2023 | Terraced |
| 142 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF | £560,000 | 01/12/2022 | Terraced |
| 86 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF | £480,000 | 25/11/2022 | Terraced |
| 39 HOLLINGTON ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3QN | £405,000 | 25/11/2022 | Terraced |
| 105 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NG | £450,000 | 31/10/2022 | Terraced |

**Area average:** £448,645 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.8%
- **10y growth:** 21.2%

## House Price Index (HM Land Registry)

*Official index for Newham; Terraced series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 3.3%
- **10y growth (index):** 23%

## Rental Range

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

- **Low:** £1,735/mo
- **Realistic:** £1,928/mo
- **Optimistic:** £2,121/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Barking Road, E6 | £1,900/mo | 2 | 0.42 miles | OpenRent |

**Average rent: £1,900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £66/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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:** Not in Flood Risk Area (no data)

[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 | 313 |
| Anti-social behaviour | 261 |
| Other theft | 114 |
| Vehicle crime | 77 |
| Theft from the person | 75 |
| Shoplifting | 68 |
| Public order | 56 |
| Robbery | 48 |
| Drugs | 42 |
| Burglary | 27 |
| Other crime | 17 |
| Bicycle theft | 10 |
| Possession of weapons | 6 |
| Criminal damage and arson | 5 |
| **Total incidents** | **1119** |

*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 |
|------|------|----------|--------|
| St Michael's Catholic Primary School | Primary | 0.3 miles | Good — 27 Feb 2013 |
| Newham College of Further Education | Other | 0.3 miles | — (No rating) |
| Vicarage Primary School | Primary | 0.4 miles | Outstanding — 1 Aug 2023 |
| Brampton Primary School | Primary | 0.4 miles | Outstanding — 29 Jan 2024 |
| Central Park Primary School | Primary | 0.4 miles | Good — 11 Sep 2013 |