# 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)