# 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:** 3.7%
- **10y growth:** 21.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.2%
- **5y growth (index):** 7.8%
- **10y growth (index):** 24.7%

## 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)