# 1 bedroom apartment for rent (E16 2GQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 76, KINGFISHER HEIGHTS, 2, BRAMWELL WAY, LONDON, GREATER LONDON E16 2GQ |
| Price | £1,898 pcm |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £300,000 Feb 2026 |

## Description

JOHNS&CO are pleased to present this stunning and sought after one double bedroom apartment located in the sought after Waterside Park development.

Situated on the tenth floor, this property benefits from 505 sqft of internal living space. The apartment comprises of a modern open plan kitchen/living area, master bedroom with fitted wardrobes, a large bathroom, and a private north facing balcony.

The development benefits from 24hr concierge and residents gym. Waterside Park is ideally located next to the beautifully landscaped Thames Barrier Park and benefits from café, shops including Sainsbury’s Local being moments away. Close proximity to Pontoon Dock DLR Station provides access to Canary Wharf and the city, along with a direct bus route to Stratford City (via Custom House for the Elizabeth Line).

Viewings are highly recommended.

Exclusively marketed by JOHNS&CO

## Property Photos

- ![Photo](/listings/photos/90129168/1325948)
- ![Photo](/listings/photos/90129168/1325949)
- ![Photo](/listings/photos/90129168/1325950)
- ![Photo](/listings/photos/90129168/1325951)
- ![Photo](/listings/photos/90129168/1325952)
- ![Photo](/listings/photos/90129168/1325953)
- ![Photo](/listings/photos/90129168/1325954)
- ![Photo](/listings/photos/90129168/1325955)
- ![Photo](/listings/photos/90129168/1325956)
- ![Photo](/listings/photos/90129168/1325957)
- ![Photo](/listings/photos/90129168/1325958)
- ![Photo](/listings/photos/90129168/1325959)

## EPC Graphs

- ![EPC Graph](/listings/photos/90129168/1325960) - EPC Graph

## 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).*

- **LHA floor (this property size):** £898/mo

## 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 |
|------|------|------|------|------|
| [Kingfisher Heights, Royal Docks, London, E16](http://87.117.209.195:8080/listings/1363edf) | £1,898/mo | 1 | 0 miles | Rightmove |
| 1 Bed Flat, Drake Hall, E16 | £1,850/mo | 1 | 0.4 miles | OpenRent |
| 1 Bed Flat, K Warehouse, E16 | £1,900/mo | 1 | 0.62 miles | OpenRent |
| 1 Bed Terraced House, Tallis Close, E16 | £1,350/mo | 1 | 0.73 miles | OpenRent |
| 1 Bed Flat, Vandome Close, E16 | £1,600/mo | 1 | 0.74 miles | OpenRent |

**Average rent: £1,720/mo (5 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £1,850/mo).*

- **Gross yield:** 1169.7%
- **Monthly cashflow:** £1,633/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3559.2%

*Gross yield = annual rent as % of price (no costs). 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)