Sold STC Flat

101 FISHGUARD WAY

LONDON, GREATER LONDON E16 2RG

2 beds 2 baths 624 sq ft Listed 1 Jul 2022 (-1492d)

£319,500

Save

# 2 bedroom flat for sale (E16 2RG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 101 FISHGUARD WAY, LONDON, GREATER LONDON E16 2RG |
| Price | £319,500 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 58 m² |
| Last sold | £300,000 Oct 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 31/05/2029
- **Current heating cost:** £243/year
- **Est. upgrade cost to C:** £1,500

### Recommendations
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0068-2839-6069-9301-8475)

## Description

Offered with an extended lease of 175 years is this well presented two bedroom, two bathroom second floor apartment boasting breathtaking views of Albert Dock and The River Thames.

Internally the comprises a spacious living area, separate kitchen, impressive dual aspect master bedroom with en-suite shower room, further double bedroom and bathroom.

Located on the sought after Galleons Lock development, the property further benefits from 24 hour security/estate office, residents parking and well maintained communal grounds. The development is situated within convenient walking distance of both King George V and Gallions Reach DLR with convenient links to the newly opened Elizabeth Line and located moments from London City Airport and Beckton Park.  Offered fully furnished.

## Property Photos

- ![Photo 12](/listings/photos/124561958/1600587) - Photo 12
- ![Photo 11](/listings/photos/124561958/1600588) - Photo 11
- ![Photo 17](/listings/photos/124561958/1600589) - Photo 17
- ![Photo 15](/listings/photos/124561958/1600590) - Photo 15
- ![Photo 19](/listings/photos/124561958/1600591) - Photo 19
- ![Photo 20](/listings/photos/124561958/1600592) - Photo 20
- ![Photo 16](/listings/photos/124561958/1600593) - Photo 16
- ![Photo 13](/listings/photos/124561958/1600594) - Photo 13
- ![Photo 14](/listings/photos/124561958/1600595) - Photo 14

## Floorplans

- ![Floorplan 1](/listings/photos/124561958/1600596) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16166332
- **Address:** 101 Fishguard Way, LONDON, E16 2RG
- **Certificate Issued:** 11/02/2024
- **Work Completed:** 31/01/2024
- **Items:** 8 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 101 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RG | £300,000 | 20/10/2023 | 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 |
|---------|-------|------|------|
| 39 FELIXSTOWE COURT, LONDON, NEWHAM, GREATER LONDON, E16 2RR | £240,000 | 10/03/2026 | Flat |
| 409 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ | £210,000 | 09/01/2026 | Flat |
| SUNDERLAND POINT, 1 FLAT 39 HULL PLACE, LONDON, NEWHAM, GREATER LONDON, E16 2SN | £315,000 | 19/12/2025 | Flat |
| THE RENOVATION, 4 FLAT 11 WOOLWICH MANOR WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GE | £350,000 | 14/11/2025 | Flat |
| WALDAIR COURT FLAT 12 BARGE HOUSE ROAD, LONDON, NEWHAM, GREATER LONDON, E16 2NW | £330,000 | 06/11/2025 | Flat |
| 439 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ | £245,000 | 22/08/2025 | Flat |
| 305 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RY | £250,000 | 11/07/2025 | Flat |
| 26 FELIXSTOWE COURT, LONDON, NEWHAM, GREATER LONDON, E16 2RR | £215,000 | 17/01/2025 | Flat |
| 137 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RU | £335,000 | 13/12/2024 | Flat |
| 43 SHEERNESS MEWS, LONDON, NEWHAM, GREATER LONDON, E16 2SR | £385,500 | 01/11/2023 | Flat |
| THE FORMATION, 6 FLAT 5 WOOLWICH MANOR WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GF | £332,500 | 27/10/2023 | Flat |
| 399 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ | £343,000 | 05/10/2023 | Flat |
| 47 LOWESTOFT MEWS, LONDON, NEWHAM, GREATER LONDON, E16 2ST | £275,000 | 04/10/2023 | Flat |
| THE REFLECTION, 2 FLAT 5 WOOLWICH MANOR WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GD | £269,500 | 01/08/2023 | Flat |
| 32 WOODMAN STREET, LONDON, NEWHAM, GREATER LONDON, E16 2NF | £218,000 | 31/07/2023 | Flat |
| 55 SHEERNESS MEWS, LONDON, NEWHAM, GREATER LONDON, E16 2SR | £360,000 | 21/04/2023 | Flat |
| 429 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ | £245,000 | 02/12/2022 | Flat |
| 339 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ | £238,000 | 28/11/2022 | Flat |
| 17 HULL PLACE, LONDON, NEWHAM, GREATER LONDON, E16 2SW | £360,000 | 18/11/2022 | Flat |
| 38 SHEERNESS MEWS, LONDON, NEWHAM, GREATER LONDON, E16 2SR | £245,000 | 31/10/2022 | Flat |

**Area average:** £288,075 (20 sales)

## Price vs local average

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

- **Local average:** £415,264 (154 Flat, E16, 2024–2026)
- **Deviation:** -23.1%

## 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 Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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, Lowestoft Mews, E16 | £1,850/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Basin Approach, E16 | £2,200/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, The Galley, E16 | £2,300/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Albert Basin Way, E16 | £2,167/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Claremont Close, E16 | £2,250/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Drift Court, E16 | £2,100/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Windward Court, E16 | £2,100/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Pier Road, E16 | £2,400/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Flat, Bawley Court, E16 | £2,300/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Flat, Erebus Drive, SE28 | £1,650/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, London, SE18 | £2,400/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £2,156/mo (11 listings)**

## 1% Rule

- **Rent ratio:** 0.69% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 8.3%
- **Cost-to-rent:** 12.1×
- **Monthly cashflow:** £697/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9%

*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:** £5,509/m²

## Capital growth trend

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

- **5y growth:** -13.8%
- **10y growth:** 5.5%

## 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)

Photo 12 Photo 11 Photo 17 Photo 15 Photo 19 Photo 20 Photo 16 Photo 13 Photo 14

/ 9

Property details

Tenure

LEASEHOLD

Floor area

58 m²

Council tax band

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£300,000 Oct 2023

Price per m²

£5,509/m²

Local average

£415,264 (-23.1%)

Deprivation

Decile 2 (5,927 of 33,755)

Street crime

527 incidents within 1 mile (May 2026)

Key features

Two Double Bedrooms
Two Bathrooms
Balcony with Stunning Views
Free Residents Permit Parking
24 Hour Security/Estate Office
Sold with Lease Extension (175 Years)
EPC Band - C / Council Tax Band - D
Floor Area: 643 Sq/Ft (59.8 Sq/M)

Additional details

Parking: Yes
Garden: Yes

Description

Offered with an extended lease of 175 years is this well presented two bedroom, two bathroom second floor apartment boasting breathtaking views of Albert Dock and The River Thames.

Internally the comprises a spacious living area, separate kitchen, impressive dual aspect master bedroom with en-suite shower room, further double bedroom and bathroom.

Located on the sought after Galleons Lock development, the property further benefits from 24 hour security/estate office, residents parking and well maintained communal grounds. The development is situated within convenient walking distance of both King George V and Gallions Reach DLR with convenient links to the newly opened Elizabeth Line and located moments from London City Airport and Beckton Park. Offered fully furnished.

Listed by

London

Spencer James Residential

Reference: 124561958

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 01/06/2019

Expiry date: 31/05/2029

Current heating cost: £243/year

Potential heating cost: £188/year

Est. upgrade cost to C: £1,500

Recommendations

High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16166332 Recent

Property Details

Street: 101 Fishguard Way

Town: LONDON

Postcode: E16 2RG

Installation Details

Items: 8 doors

Certificate Issued: 11/02/2024

Work Completed: 31/01/2024

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	20/10/2023 (2 years ago)	£300,000	—

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
39 FELIXSTOWE COURT, LONDON, NEWHAM, GREATER LONDON, E16 2RR	£240,000	10/03/2026	Flat
409 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ	£210,000	09/01/2026	Flat
SUNDERLAND POINT, 1 FLAT 39 HULL PLACE, LONDON, NEWHAM, GREATER LONDON, E16 2SN	£315,000	19/12/2025	Flat
THE RENOVATION, 4 FLAT 11 WOOLWICH MANOR WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GE	£350,000	14/11/2025	Flat
WALDAIR COURT FLAT 12 BARGE HOUSE ROAD, LONDON, NEWHAM, GREATER LONDON, E16 2NW	£330,000	06/11/2025	Flat
439 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ	£245,000	22/08/2025	Flat
305 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RY	£250,000	11/07/2025	Flat
26 FELIXSTOWE COURT, LONDON, NEWHAM, GREATER LONDON, E16 2RR	£215,000	17/01/2025	Flat
137 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RU	£335,000	13/12/2024	Flat
43 SHEERNESS MEWS, LONDON, NEWHAM, GREATER LONDON, E16 2SR	£385,500	01/11/2023	Flat
THE FORMATION, 6 FLAT 5 WOOLWICH MANOR WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GF	£332,500	27/10/2023	Flat
399 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ	£343,000	05/10/2023	Flat
47 LOWESTOFT MEWS, LONDON, NEWHAM, GREATER LONDON, E16 2ST	£275,000	04/10/2023	Flat
THE REFLECTION, 2 FLAT 5 WOOLWICH MANOR WAY, LONDON, NEWHAM, GREATER LONDON, E16 2GD	£269,500	01/08/2023	Flat
32 WOODMAN STREET, LONDON, NEWHAM, GREATER LONDON, E16 2NF	£218,000	31/07/2023	Flat
55 SHEERNESS MEWS, LONDON, NEWHAM, GREATER LONDON, E16 2SR	£360,000	21/04/2023	Flat
429 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ	£245,000	02/12/2022	Flat
339 FISHGUARD WAY, LONDON, NEWHAM, GREATER LONDON, E16 2RZ	£238,000	28/11/2022	Flat
17 HULL PLACE, LONDON, NEWHAM, GREATER LONDON, E16 2SW	£360,000	18/11/2022	Flat
38 SHEERNESS MEWS, LONDON, NEWHAM, GREATER LONDON, E16 2SR	£245,000	31/10/2022	Flat

Area average: £288,075 (20 sales)

Capital growth trend

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

5y growth -13.8%

10y growth 5.5%

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

1y (index) -4.6%

5y (index) -7.4%

10y (index) 5.8%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: GALLEONS POINT FREEHOLD LIMITED (04776197)

Rental Range

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

Low £1,735/mo

Realistic £1,928/mo

Optimistic £2,121/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Cambridge: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E16 2RG

Nearby

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

Type	Name	Distance
Shop	Zainab Express	0.1 miles
Shop	Dejavu Beauty Clinic	0.1 miles
Bus stop	Bargehouse Road	0.1 miles
Train station	King George V	0.5 miles
Train station	Gallions Reach	0.5 miles
Hospital	Neonatal Unit, L1 Z2	2.1 miles
Hospital	Rainbow Ward	2.2 miles
University	Escape Studios	2.9 miles
University	University of Greenwich	3.7 miles

Street-level crime

Category	Count
Violence and sexual offences	174
Anti-social behaviour	121
Other theft	42
Shoplifting	32
Public order	29
Vehicle crime	29
Drugs	26
Burglary	21
Robbery	17
Bicycle theft	10
Theft from the person	10
Other crime	7
Possession of weapons	7
Criminal damage and arson	2
Total incidents	527

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
New Directions	Other	0.4 miles	Good — 18 Oct 2012
London Design and Engineering UTC	Secondary	0.5 miles	Good — 10 May 2022
University of East London	Other	0.5 miles	— (No rating)
Heronsgate Primary School	Primary	0.7 miles	Outstanding — 1 Feb 2023
Winsor Primary School	Primary	0.8 miles	Good — 4 Oct 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, Lowestoft Mews, E16	£1,850/mo	2	0.14 miles	OpenRent
2 Bed Flat, Basin Approach, E16	£2,200/mo	2	0.32 miles	OpenRent
2 Bed Flat, The Galley, E16	£2,300/mo	2	0.32 miles	OpenRent
2 Bed Flat, Albert Basin Way, E16	£2,167/mo	2	0.35 miles	OpenRent
2 Bed Flat, Claremont Close, E16	£2,250/mo	2	0.37 miles	OpenRent
2 Bed Flat, Drift Court, E16	£2,100/mo	2	0.37 miles	OpenRent
2 Bed Flat, Windward Court, E16	£2,100/mo	2	0.37 miles	OpenRent
2 Bed Flat, Pier Road, E16	£2,400/mo	2	0.43 miles	OpenRent
2 Bed Flat, Bawley Court, E16	£2,300/mo	2	0.43 miles	OpenRent
2 Bed Flat, Erebus Drive, SE28	£1,650/mo	2	0.45 miles	OpenRent
2 Bed Flat, London, SE18	£2,400/mo	2	0.47 miles	OpenRent

Average rent: £2,156/mo (11 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 6.2% gross yield avg £300,000 sale, £1,550/mo rent

Rent ratio 0.69%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 8.3%

Cost-to-rent ratio 12.1×

Monthly cashflow £697/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).