Sold STC Terraced

27 PULLEYNS AVENUE

LONDON, GREATER LONDON E6 3NA

2 beds 1 baths 83 m² Listed 11 Aug 2025 (-356d)

£415,000

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# 2 bedroom terraced house for sale (E6 3NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 27 PULLEYNS AVENUE, LONDON, GREATER LONDON E6 3NA |
| Price | £415,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £411,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/11/2034
- **Current heating cost:** £738/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2212-4069-1822-0115-5079)

## Description

From the minute you enter this family home you cant not be anything but impressed by the bright and spacious rooms throughout. The current sellers have also added a very impressive home office to the back of the garden , the first time we have ever seen one on a two bedroom house. If you think this could be your next home please get in touch to arrange a viewing.

## Property Photos

- ![Photo](/listings/photos/165589028/1545235)
- ![Photo](/listings/photos/165589028/1545236)

## EPC Graphs

- ![EPC 1](/listings/photos/165589028/1545237) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 27 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £411,000 | 18/02/2026 | Terraced |
| 27 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £350,000 | 16/05/2016 | Terraced |
| 27 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £287,500 | 24/07/2015 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 67 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £384,900 | 09/01/2026 | Terraced |
| 34 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3QJ | £360,000 | 05/12/2025 | Terraced |
| 116 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NP | £260,000 | 28/11/2025 | Terraced |
| 5 MARLOW ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3QG | £425,000 | 28/11/2025 | Terraced |
| 177 HALDANE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3JW | £650,000 | 25/11/2025 | Terraced |
| 163 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NW | £450,000 | 22/07/2025 | Terraced |
| 14 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3QJ | £470,000 | 07/03/2025 | Terraced |
| 140 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF | £425,000 | 29/11/2023 | Terraced |
| 175 HALDANE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3JW | £401,000 | 27/10/2023 | Terraced |
| 100 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NP | £395,000 | 18/10/2023 | Terraced |
| 68 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3LZ | £420,000 | 14/07/2023 | Terraced |
| 121 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NW | £475,000 | 12/07/2023 | Terraced |
| 44 RANCLIFFE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3HW | £569,000 | 07/06/2023 | Terraced |
| 50 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NS | £423,000 | 26/05/2023 | Terraced |
| 78 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NS | £430,000 | 10/03/2023 | Terraced |
| 318 CENTRAL PARK ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3AD | £540,000 | 03/03/2023 | Terraced |
| 142 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF | £560,000 | 01/12/2022 | Terraced |
| 86 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF | £480,000 | 25/11/2022 | Terraced |
| 39 HOLLINGTON ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3QN | £405,000 | 25/11/2022 | Terraced |
| 105 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NG | £450,000 | 31/10/2022 | Terraced |
| 140 HIGH STREET SOUTH, LONDON, NEWHAM, GREATER LONDON, E6 3RW | £705,000 | 27/10/2022 | Terraced |
| [Same street] 53 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £416,000 | 24/06/2022 | Terraced |
| [Same street] 35 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA | £410,000 | 13/12/2021 | Terraced |

**Street average:** £403,633 (3 sales)
**Area average:** £464,650 (20 sales)

## Price vs local average

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

- **Local average:** £442,320 (88 Terraced, E6, 2024–2026)
- **Deviation:** -6.2%

## 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 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, Barking Road, E6 | £1,900/mo | 2 | 0.42 miles | OpenRent |

**Average rent: £1,900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £51/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.5%

*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).*

## Price per Square Metre

- **£/m²:** £5,000/m²

## Capital growth trend

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

- **5y growth:** 5.8%
- **10y growth:** 21.2%

## House Price Index (HM Land Registry)

*Official index for Newham; Terraced series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 3.3%
- **10y growth (index):** 23%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

83 m²

EPC rating

Last sold

£411,000 Feb 2026

Price per m²

£5,000/m²

Local average

£442,320 (-6.2%)

Deprivation

Decile 4 (10,405 of 33,755)

Street crime

1115 incidents within 1 mile (May 2026)

Key features

CENTRAL PARK ESTATE
DOUBLE BEDROOMS
THROUGH LOUNGE
SPACIOUS FITTED KITCHEN
LARGE BATHROOM
GARDEN OFFICE

Additional details

Garden: Yes

Description

Listed by

Covering Nationwide

Quirk Readings Ltd T/A Keller Williams Plus

Reference: 165589028

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 08/11/2024

Expiry date: 07/11/2034

Current heating cost: £738/year

Potential heating cost: £522/year

Est. upgrade cost to C: £23,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

43% since 2015

Event	Date	Price	% change
Sold	18/02/2026 (5 months ago)	£411,000	+17.4%
Sold	16/05/2016 (10 years ago)	£350,000	+21.7%
Sold	24/07/2015 (11 years ago)	£287,500	—

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
Same street 67 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA	£384,900	09/01/2026	Terraced
34 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3QJ	£360,000	05/12/2025	Terraced
116 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NP	£260,000	28/11/2025	Terraced
5 MARLOW ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3QG	£425,000	28/11/2025	Terraced
177 HALDANE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3JW	£650,000	25/11/2025	Terraced
163 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NW	£450,000	22/07/2025	Terraced
14 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3QJ	£470,000	07/03/2025	Terraced
140 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF	£425,000	29/11/2023	Terraced
175 HALDANE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3JW	£401,000	27/10/2023	Terraced
100 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NP	£395,000	18/10/2023	Terraced
68 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3LZ	£420,000	14/07/2023	Terraced
121 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NW	£475,000	12/07/2023	Terraced
44 RANCLIFFE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3HW	£569,000	07/06/2023	Terraced
50 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NS	£423,000	26/05/2023	Terraced
78 MASTERMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NS	£430,000	10/03/2023	Terraced
318 CENTRAL PARK ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3AD	£540,000	03/03/2023	Terraced
142 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF	£560,000	01/12/2022	Terraced
86 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NF	£480,000	25/11/2022	Terraced
39 HOLLINGTON ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3QN	£405,000	25/11/2022	Terraced
105 MITCHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E6 3NG	£450,000	31/10/2022	Terraced
140 HIGH STREET SOUTH, LONDON, NEWHAM, GREATER LONDON, E6 3RW	£705,000	27/10/2022	Terraced
Same street 53 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA	£416,000	24/06/2022	Terraced
Same street 35 PULLEYNS AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3NA	£410,000	13/12/2021	Terraced

Street average: £403,633 (3 sales)

Area average: £464,650 (20 sales)

Capital growth trend

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

5y growth 5.8%

10y growth 21.2%

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

1y (index) -1.2%

5y (index) 3.3%

10y (index) 23%

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 Outer East London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E6 3NA

Nearby

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

Type	Name	Distance
Shop	Dana Favorit	0.1 miles
Shop	Elite	0.1 miles
Bus stop	East Ham / Central Park	0.2 miles
Hospital	Neonatal Unit, L1 Z2	0.8 miles
Hospital	Rainbow Ward	0.8 miles
Train station	East Ham	0.8 miles
Train station	Upton Park	1.0 miles
University	Escape Studios	2.7 miles
University	Arden University Stratford Campus	2.9 miles

Street-level crime

Category	Count
Violence and sexual offences	313
Anti-social behaviour	261
Other theft	113
Vehicle crime	77
Theft from the person	74
Shoplifting	68
Public order	56
Robbery	47
Drugs	42
Burglary	26
Other crime	17
Bicycle theft	10
Possession of weapons	6
Criminal damage and arson	5
Total incidents	1115

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
St Michael's Catholic Primary School	Primary	0.3 miles	Good — 27 Feb 2013
Newham College of Further Education	Other	0.3 miles	— (No rating)
Vicarage Primary School	Primary	0.4 miles	Outstanding — 1 Aug 2023
Brampton Primary School	Primary	0.4 miles	Outstanding — 29 Jan 2024
Central Park Primary School	Primary	0.4 miles	Good — 11 Sep 2013

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, Barking Road, E6	£1,900/mo	2	0.42 miles	OpenRent

Average rent: £1,900/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £237,500

Target investor price (1%) £190,000

Gross yield 5.5%

Cost-to-rent ratio 18.2×

Monthly cashflow £51/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.5%

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).