For sale Flat

FLAT 4

FESTUCA HOUSE, 38, MIRABELLE GARDENS, LONDON, OLYMPIC PARK, GREATER LONDON E20 1BR

2 beds 2 baths Listed 20 May 2026 (-37d)

£145,000

Shared ownership

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# 2 bedroom flat for sale (E20 1BR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, FESTUCA HOUSE, 38, MIRABELLE GARDENS, LONDON, OLYMPIC PARK, GREATER LONDON E20 1BR |
| Price | £145,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £218,000 Oct 2018 |

## Description

Discover this exceptional two-bedroom, two-bathroom apartment, offering a high quality living space and enjoying attractive views over Mirabelle Gardens.

This high-specification apartment features a spacious open plan living and kitchen area with access to a private balcony. The kitchen is complete with handle less fitted units, stone worktops, glass tile splashbacks, and fully integrated appliances. The bathrooms and en suite shower room are finished with bespoke cabinetry and contemporary tiling. Both bedrooms benefit from fitted wardrobes, and underfloor heating is installed throughout the apartment.

Full Market Value: £580,000

Share value from 25% at £145,000

Rent: £1,111.52 pcm

Service Charges: £359.97 pcm

Lease Term: 112 Years

Council Tax Band: D

Conveniently located within walking distance of Stratford Underground and Stratford International stations, the property offers excellent transport connections across London and beyond, including approximately 30 minutes to London City Airport. The nearby Westfield Shopping Centre provides an extensive selection of retail, dining, and leisure options, while residents can also enjoy the green open spaces, waterways, and parklands of the 250 hectare Queen Elizabeth Olympic Park, along with local parks, playgrounds, and ponds within East Village.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/88718181/736542) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FESTUCA HOUSE, 38 FLAT 4 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £218,000 | 26/10/2018 | 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 |
|---------|-------|------|------|
| CAVESSON HOUSE, 2 FLAT 37 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ | £360,000 | 03/11/2025 | Flat |
| FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £585,000 | 03/02/2025 | Flat |
| KALEIDOSCOPE HOUSE, 25 FLAT 29 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BU | £476,000 | 05/12/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 19 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £568,500 | 03/11/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 13 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £560,000 | 18/08/2023 | Flat |
| MOGUL BUILDING, 4 FLAT 12 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY | £545,050 | 11/08/2023 | Flat |
| MOGUL BUILDING, 4 FLAT 28 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY | £400,000 | 31/07/2023 | Flat |
| VESTA HOUSE, 4 FLAT 97 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £555,000 | 12/07/2023 | Flat |
| CAVESSON HOUSE, 2 FLAT 48 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ | £456,000 | 21/06/2023 | Flat |
| SADDLERS HOUSE, 13 FLAT 50 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AX | £430,000 | 06/06/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £543,000 | 28/04/2023 | Flat |
| GALENA HEIGHTS, 47 FLAT 22 MIRABELLE GARDENS, LONDON, NEWHAM, GREATER LONDON, E20 1BS | £160,000 | 19/12/2022 | Flat |
| CAVESSON HOUSE, 2 FLAT 38 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ | £344,500 | 16/12/2022 | Flat |
| FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £540,000 | 01/12/2022 | Flat |
| VESTA HOUSE, 4 FLAT 117 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £575,000 | 27/10/2022 | Flat |
| VESTA HOUSE, 4 FLAT 100 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £525,000 | 21/10/2022 | Flat |
| FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £560,000 | 26/09/2022 | Flat |
| VESTA HOUSE, 4 FLAT 107 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £560,000 | 20/09/2022 | Flat |
| VEGA HOUSE, 17 FLAT 35 PRIZE WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AB | £357,500 | 16/09/2022 | Flat |
| MOGUL BUILDING, 4 FLAT 8 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY | £390,000 | 26/08/2022 | Flat |

**Area average:** £474,528 (20 sales)

## Price vs local average

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

- **Local average:** £624,175 (20 Flat, E20, 2024–2026)
- **Deviation:** -76.8%

## 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 Outer East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,396/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, Angel Lane, E15 | £2,550/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Windmill Lane, E15 | £2,200/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, High Road Leyton, E15 | £1,800/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Waddington St, E15 | £1,750/mo | 2 | 0.41 miles | OpenRent |

**Average rent: £2,075/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 1.38% (strong)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 16.6%
- **Cost-to-rent:** 6×
- **Monthly cashflow:** £1,204/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 34.4%

*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).*

## Capital growth trend

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

- **5y growth:** 73.6%
- **10y growth:** 10%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -8.1%
- **5y growth (index):** -11.7%
- **10y growth (index):** 2.9%

## 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)

Listing type

Shared ownership

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Property details

Listing category

Shared ownership

Tenure

LEASEHOLD (112 years remaining on lease)

Council tax band

Last sold

£218,000 Oct 2018

Local average

£624,175 (-76.8%)

Street crime

1364 incidents within 1 mile (Apr 2026)

Key features

2 Bedrooms
2 Bathrooms
Balcony
Excellent Location

Additional details

Accessibility: No wheelchair access
Garden: Yes

Description

Discover this exceptional two-bedroom, two-bathroom apartment, offering a high quality living space and enjoying attractive views over Mirabelle Gardens.
This high-specification apartment features a spacious open plan living and kitchen area with access to a private balcony. The kitchen is complete with handle less fitted units, stone worktops, glass tile splashbacks, and fully integrated appliances. The bathrooms and en suite shower room are finished with bespoke cabinetry and contemporary tiling. Both bedrooms benefit from fitted wardrobes, and underfloor heating is installed throughout the apartment.
Full Market Value: £580,000
Share value from 25% at £145,000
Rent: £1,111.52 pcm
Service Charges: £359.97 pcm
Lease Term: 112 Years
Council Tax Band: D
Conveniently located within walking distance of Stratford Underground and Stratford International stations, the property offers excellent transport connections across London and beyond, including approximately 30 minutes to London City Airport. The nearby Westfield Shopping Centre provides an extensive selection of retail, dining, and leisure options, while residents can also enjoy the green open spaces, waterways, and parklands of the 250 hectare Queen Elizabeth Olympic Park, along with local parks, playgrounds, and ponds within East Village.

Listed by

Southern Housing (RES)

Southern Housing Group (RES)

Reference: 88718181

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Listed for sale	—	£145,000	-33.5%
Sold	26/10/2018 (7 years ago)	£218,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
CAVESSON HOUSE, 2 FLAT 37 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ	£360,000	03/11/2025	Flat
FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£585,000	03/02/2025	Flat
KALEIDOSCOPE HOUSE, 25 FLAT 29 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BU	£476,000	05/12/2023	Flat
FESTUCA HOUSE, 38 FLAT 19 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£568,500	03/11/2023	Flat
FESTUCA HOUSE, 38 FLAT 13 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£560,000	18/08/2023	Flat
MOGUL BUILDING, 4 FLAT 12 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY	£545,050	11/08/2023	Flat
MOGUL BUILDING, 4 FLAT 28 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY	£400,000	31/07/2023	Flat
VESTA HOUSE, 4 FLAT 97 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£555,000	12/07/2023	Flat
CAVESSON HOUSE, 2 FLAT 48 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ	£456,000	21/06/2023	Flat
SADDLERS HOUSE, 13 FLAT 50 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AX	£430,000	06/06/2023	Flat
FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£543,000	28/04/2023	Flat
GALENA HEIGHTS, 47 FLAT 22 MIRABELLE GARDENS, LONDON, NEWHAM, GREATER LONDON, E20 1BS	£160,000	19/12/2022	Flat
CAVESSON HOUSE, 2 FLAT 38 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ	£344,500	16/12/2022	Flat
FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£540,000	01/12/2022	Flat
VESTA HOUSE, 4 FLAT 117 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£575,000	27/10/2022	Flat
VESTA HOUSE, 4 FLAT 100 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£525,000	21/10/2022	Flat
FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£560,000	26/09/2022	Flat
VESTA HOUSE, 4 FLAT 107 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£560,000	20/09/2022	Flat
VEGA HOUSE, 17 FLAT 35 PRIZE WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AB	£357,500	16/09/2022	Flat
MOGUL BUILDING, 4 FLAT 8 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY	£390,000	26/08/2022	Flat

Area average: £474,528 (20 sales)

Capital growth trend

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

5y growth 73.6%

10y growth 10%

House Price Index (HM Land Registry — official index, not sold-price averages): Newham. Series: Flats and maisonettes. As of March 2026.

1y (index) -8.1%

5y (index) -11.7%

10y (index) 2.9%

Rental Range

Estimated market rent for Newham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,731/mo

Realistic £1,923/mo

Optimistic £2,115/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Outer East London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E20 1BR

Address

37 Mirabelle Gardens

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Sir Ludwig Guttmann Health Centre	0.0 miles
Shop	Mail Boxes Etc.	0.1 miles
Shop	Regency Beauty	0.1 miles
Train station	Stratford International DLR	0.2 miles
Train station	Stratford International	0.2 miles
University	Arden University Stratford Campus	0.4 miles
Hospital	A&E Department	2.4 miles
Hospital	Rainbow Ward	2.4 miles
University	NTU London	3.4 miles

Street-level crime

Category	Count
Anti-social behaviour	286
Violence and sexual offences	245
Shoplifting	169
Theft from the person	159
Other theft	125
Vehicle crime	83
Drugs	78
Public order	67
Criminal damage and arson	50
Burglary	38
Robbery	29
Possession of weapons	17
Bicycle theft	10
Other crime	8
Total incidents	1364

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Harris Academy Chobham	Other	0.1 miles	Outstanding — 10 Jul 2015
Ronald Openshaw Nursery School	Nursery	0.2 miles	Outstanding — 2 Jul 2023
Colegrave Primary School	Primary	0.3 miles	Outstanding — 12 Jul 2017
Hafs Academy	Other	0.4 miles	Inadequate — 19 Nov 2023
Education Links	Other	0.4 miles	Good — 11 Sep 2017

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, Angel Lane, E15	£2,550/mo	2	0.35 miles	OpenRent
2 Bed Flat, Windmill Lane, E15	£2,200/mo	2	0.4 miles	OpenRent
2 Bed Flat, High Road Leyton, E15	£1,800/mo	2	0.41 miles	OpenRent
2 Bed Flat, Waddington St, E15	£1,750/mo	2	0.41 miles	OpenRent

Average rent: £2,075/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.38%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 16.6%

Cost-to-rent ratio 6×

Monthly cashflow £1,204/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 34.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).