# 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 - ![Photo](/listings/photos/88718181/736515) - ![Photo](/listings/photos/88718181/736516) - ![Photo](/listings/photos/88718181/736517) - ![Photo](/listings/photos/88718181/736519) - ![Photo](/listings/photos/88718181/736520) - ![Photo](/listings/photos/88718181/736521) - ![Photo](/listings/photos/88718181/736522) - ![Photo](/listings/photos/88718181/736523) - ![Photo](/listings/photos/88718181/736524) - ![Photo](/listings/photos/88718181/736525) - ![Photo](/listings/photos/88718181/736527) - ![Photo](/listings/photos/88718181/736529) - ![Photo](/listings/photos/88718181/736530) - ![Photo](/listings/photos/88718181/736531) - ![Photo](/listings/photos/88718181/736532) - ![Photo](/listings/photos/88718181/736534) - ![Photo](/listings/photos/88718181/736536) - ![Photo](/listings/photos/88718181/736537) - ![Photo](/listings/photos/88718181/736538) - ![Photo](/listings/photos/88718181/736540) - ![Photo](/listings/photos/88718181/736541) ## 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, Festuca House, E20 | £3,000/mo | 2 | 0 miles | OpenRent | | 2 Bed Maisonette, Leyton Road, E15 | £4,000/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, St. Paul's Drive, E15 | £1,799/mo | 2 | 0.24 miles | OpenRent | | 2 Bed Flat, Metro Building, E15 | £2,195/mo | 2 | 0.25 miles | OpenRent | | 2 Bed Flat, Triathlon Point, E20 | £2,980/mo | 2 | 0.35 miles | OpenRent | **Average rent: £2,795/mo (5 listings)** ## 1% Rule - **Rent ratio:** 2.06% (strong) - **Max investor price (0.8%):** £372,500 - **Target investor price (1%):** £298,000 *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 £2,980/mo).* - **Gross yield:** 24.7% - **Cost-to-rent:** 4.1× - **Monthly cashflow:** £2,086/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 59.5% *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)