# 2 bedroom flat for sale (E15 2JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 13, ICONA POINT, 58, WARTON ROAD, LONDON, STRATFORD, GREATER LONDON E15 2JD |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 87 m² |
| Last sold | £325,000 Apr 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 26/02/2035
- **Current heating cost:** £281/year
- **Est. upgrade cost to C:** £2,155

### Recommendations
- L2 (£1,200 - £1,800)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4303-2425-1002-1522-3006)

## Description

For Sale: Stunning Two Bedroom Apartment in the Heart of Stratford

A fabulous two bedroom apartment situated in a prime Stratford location, offering contemporary living with excellent amenities and transport links.

Property Features:

• Two spacious double bedrooms

• Family bathroom plus additional en-suite

• Wrap-around balcony with access from bedrooms and main reception

• Bright and airy open plan living space

• Modern kitchen with integrated appliances

• Concierge service and on site gym

• Well maintained communal areas

Located close to excellent transport links, top rated schools, and a wide range of amenities, this property is perfect for professionals, couples, or investors.

A must see property! Book your viewing today!

## Property Photos

- ![PHOTOGRAPHY](/listings/photos/159015419/1167701) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167706) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167707) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167709) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167711) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167714) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167717) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167719) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167721) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167723) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167725) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167728) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167732) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167736) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167739) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/159015419/1167742) - PHOTOGRAPHY

## Floorplans

- ![FLOOR-PLAN](/listings/photos/159015419/1167746) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/159015419/1167747) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ICONA POINT, 58 FLAT 13 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £325,000 | 11/04/2014 | 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 |
|---------|-------|------|------|
| ICONA POINT, 58 FLAT 102 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2LE | £385,000 | 07/11/2025 | Flat |
| APOLLO COURT, 188 FLAT 42 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £360,000 | 31/10/2025 | Flat |
| [Same street] ICONA POINT, 58 FLAT 32 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £336,000 | 29/07/2025 | Flat |
| [Same street] ICONA POINT, 58 FLAT 7 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £395,000 | 02/05/2025 | Flat |
| APOLLO COURT, 188 FLAT 24 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £395,000 | 27/01/2025 | Flat |
| OPAL COURT, 172 50 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FZ | £480,000 | 10/11/2023 | Flat |
| APOLLO COURT, 188 FLAT 12 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £295,000 | 03/11/2023 | Flat |
| HALO, 158 99 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FW | £491,220 | 21/09/2023 | Flat |
| 120 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX | £310,000 | 28/07/2023 | Flat |
| APOLLO COURT, 188 FLAT 35 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £113,750 | 03/03/2023 | Flat |
| [Same street] ICONA POINT, 58 FLAT 45 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £475,000 | 26/01/2023 | Flat |
| [Same street] ICONA POINT, 58 FLAT 4 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £323,000 | 06/01/2023 | Flat |
| APOLLO COURT, 188 FLAT 27 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £315,000 | 20/12/2022 | Flat |
| APOLLO COURT, 188 FLAT 46 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £330,000 | 04/11/2022 | Flat |
| 92 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX | £290,000 | 16/08/2022 | Flat |
| APOLLO COURT, 188 FLAT 33 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £412,000 | 04/08/2022 | Flat |
| OPAL COURT, 172 37 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FZ | £555,000 | 28/07/2022 | Flat |
| APOLLO COURT, 188 FLAT 49 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £460,000 | 29/06/2022 | Flat |
| 30 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JU | £275,000 | 24/06/2022 | Flat |
| 92 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX | £190,000 | 14/04/2022 | Flat |

**Street average:** £382,250 (4 sales)
**Area average:** £353,561 (16 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £348,173 (55 Flat, E15, 2024–2026)
- **Deviation:** +14.9%

## 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 Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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 |
|------|------|------|------|------|
| 2 Bed Flat, Glasshouse Gardens, E20 | £3,300/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Glasshouse Gardens, E20 | £3,100/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Glasshouse Gardens, E20 | £3,300/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Channelsea Road, E15 | £2,600/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Cherry Park Lane, E20 | £2,050/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £2,870/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.8×
- **Monthly cashflow:** £1,190/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.3%

*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).*

## Price per Square Metre

- **£/m²:** £4,598/m²

## Capital growth trend

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

- **5y growth:** -25.9%
- **10y growth:** 18.5%

## 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%

## 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)