Sold Flat

35 GREATFIELD AVENUE

LONDON, GREATER LONDON E6 3RU

3 beds 775 sq ft Listed 10 Sep 2010 (-5755d)

£169,995

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# 3 bedroom flat for sale (E6 3RU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 GREATFIELD AVENUE, LONDON, GREATER LONDON E6 3RU |
| Price | £169,995 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 72 m² |
| Last sold | £170,000 Mar 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 10/11/2032
- **Current heating cost:** £535/year
- **Est. upgrade cost to C:** £12,240

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- E (£15)
- G (£350 - £450)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7902-9329-6649-0169-0292)

## Description

**Lounge:  13'9" x 13'4"**

(4.19m x 4.06m) Double glazed window to front, double radiator, laminated wood flooring, coved cornice to ceiling and access to kitchen.

**Kitchen:  10'6" x 9'9"**

(3.20m x 2.97m) Double glazed window to rear, range of eye and base level units, laminated wood floor, single sink drainer unit, part tiled walls, wall mounted boiler, double radiator and access to garden.

**Bedroom One:  13' x 10'**

(3.96m x 3.05m ) Double glazed window, single radiator and laminated wood flooring.

**Bedroom Two:  14'10" x 9'**

(4.52m x 2.74m) Double glazed window, single radiator and laminated wood flooring.

**Bedroom Three:  12'5" x 10'**

3.79m x 3.05m) Double glazed window, single radiator, coved cornice ceiling, fitted cupboard and laminated wood flooring.

**Bathroom:  7'4" x 6'**

(2.24m x 1.84m) Double glazed window, three piece suite comprising panelled bath, low level w.c, pedestal hand wash basin, splash back tiles, vinyl floor covering and single radiator.

**Rear garden:**

Measures approx 36ft (10.97m), mainly laid to lawn.

**Additional information:**

We have been advised by the vendor that there are approximately 115 years remaining on the lease, subject to ground rent, services charges at  577.00 per annum. This information would need to be confirmed by a conveyancer.

**DIRECTIONS:**

From East Ham Town Hall proceed down High Street South, Greatfield Avenue is situated on the right hand side.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/31047026/260397)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU | £170,000 | 28/03/2013 | 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 |
|---------|-------|------|------|
| 17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN | £286,000 | 24/07/2024 | Flat |
| 17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN | £286,000 | 24/07/2024 | Flat |
| 34A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HL | £260,000 | 17/11/2023 | Flat |
| [Same street] 25 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU | £350,000 | 16/11/2023 | Flat |
| [Same street] 37 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU | £385,000 | 25/01/2023 | Flat |
| 241 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3QA | £325,000 | 16/09/2022 | Flat |
| [Same street] 33 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU | £319,000 | 12/09/2022 | Flat |
| REDBOURN COURT, 1177 FLAT 7 NEWHAM WAY, LONDON, NEWHAM, GREATER LONDON, E6 5JJ | £335,000 | 12/09/2022 | Flat |
| 26A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HL | £275,000 | 27/05/2022 | Flat |
| 99 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3RB | £323,000 | 29/04/2022 | Flat |
| 17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN | £277,000 | 04/04/2022 | Flat |
| 372 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3PL | £320,000 | 26/01/2022 | Flat |
| 354 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3PN | £305,000 | 01/11/2021 | Flat |
| 21 CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ | £176,000 | 30/06/2021 | Flat |
| 31A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ | £260,000 | 30/06/2021 | Flat |
| 11 CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ | £172,500 | 29/06/2021 | Flat |
| 265 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3QA | £312,500 | 25/06/2021 | Flat |

**Street average:** £351,333 (3 sales)
**Area average:** £279,500 (14 sales)

## Price vs local average

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

- **Local average:** £250,750 (28 Flat, E6, 2024–2026)
- **Deviation:** -32.2%

## Rental Range

*ONS Price Index of Private Rents (Newham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,726/mo
- **Realistic:** £1,918/mo
- **Optimistic:** £2,110/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,670/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Roman Road, E6 | £2,500/mo | 3 | 0.14 miles | OpenRent |
| 3 Bed Terraced House, Roman Road, E6 | £2,200/mo | 3 | 0.29 miles | OpenRent |

**Average rent: £2,350/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.38% (strong)
- **Max investor price (0.8%):** £293,750
- **Target investor price (1%):** £235,000

*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 £2,350/mo).*

- **Gross yield:** 16.6%
- **Cost-to-rent:** 6×
- **Monthly cashflow:** £1,421/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 34.6%

*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:** £2,361/m²

## Capital growth trend

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

- **5y growth:** -17.6%
- **10y growth:** 8.1%

## 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)

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Property details

Floor area

72 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£170,000 Mar 2013

Price per m²

£2,361/m²

Local average

£250,750 (-32.2%)

Deprivation

Decile 2 (5,262 of 33,755)

Street crime

711 incidents within 1 mile (Apr 2026)

Additional details

Garden: Yes

Description

Lounge: 13'9" x 13'4"
(4.19m x 4.06m) Double glazed window to front, double radiator, laminated wood flooring, coved cornice to ceiling and access to kitchen.

Kitchen: 10'6" x 9'9"
(3.20m x 2.97m) Double glazed window to rear, range of eye and base level units, laminated wood floor, single sink drainer unit, part tiled walls, wall mounted boiler, double radiator and access to garden.

Bedroom One: 13' x 10'
(3.96m x 3.05m ) Double glazed window, single radiator and laminated wood flooring.

Bedroom Two: 14'10" x 9'
(4.52m x 2.74m) Double glazed window, single radiator and laminated wood flooring.

Bedroom Three: 12'5" x 10'
3.79m x 3.05m) Double glazed window, single radiator, coved cornice ceiling, fitted cupboard and laminated wood flooring.

Bathroom: 7'4" x 6'
(2.24m x 1.84m) Double glazed window, three piece suite comprising panelled bath, low level w.c, pedestal hand wash basin, splash back tiles, vinyl floor covering and single radiator.

Rear garden:
Measures approx 36ft (10.97m), mainly laid to lawn.

Additional information:
We have been advised by the vendor that there are approximately 115 years remaining on the lease, subject to ground rent, services charges at 577.00 per annum. This information would need to be confirmed by a conveyancer.

DIRECTIONS:
From East Ham Town Hall proceed down High Street South, Greatfield Avenue is situated on the right hand side.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

Listed by

East Ham

Spicerhaart

Reference: 31047026

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 11/11/2022

Expiry date: 10/11/2032

Current heating cost: £535/year

Potential heating cost: £260/year

Est. upgrade cost to C: £12,240

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£15)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	28/03/2013 (13 years ago)	£170,000	—

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
17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN	£286,000	24/07/2024	Flat
17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN	£286,000	24/07/2024	Flat
34A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HL	£260,000	17/11/2023	Flat
Same street 25 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU	£350,000	16/11/2023	Flat
Same street 37 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU	£385,000	25/01/2023	Flat
241 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3QA	£325,000	16/09/2022	Flat
Same street 33 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU	£319,000	12/09/2022	Flat
REDBOURN COURT, 1177 FLAT 7 NEWHAM WAY, LONDON, NEWHAM, GREATER LONDON, E6 5JJ	£335,000	12/09/2022	Flat
26A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HL	£275,000	27/05/2022	Flat
99 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3RB	£323,000	29/04/2022	Flat
17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN	£277,000	04/04/2022	Flat
372 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3PL	£320,000	26/01/2022	Flat
354 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3PN	£305,000	01/11/2021	Flat
21 CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ	£176,000	30/06/2021	Flat
31A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ	£260,000	30/06/2021	Flat
11 CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ	£172,500	29/06/2021	Flat
265 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3QA	£312,500	25/06/2021	Flat

Street average: £351,333 (3 sales)

Area average: £279,500 (14 sales)

Capital growth trend

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

5y growth -17.6%

10y growth 8.1%

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

1y (index) -8.1%

5y (index) -11.7%

10y (index) 2.9%

Rental Range

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

Low £1,726/mo

Realistic £1,918/mo

Optimistic £2,110/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Outer East London: £1,670/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Greatfield Avenue	0.0 miles
Shop	Premier East Ham Local	0.1 miles
Shop	Sharp Fades	0.1 miles
Bus stop	Lonsdale Avenue	0.1 miles
Train station	Beckton	0.6 miles
Hospital	Cygnet Hospital Beckton	0.7 miles
Hospital	Newham Centre for Mental Health	0.8 miles
University	University of East London	0.9 miles
Train station	Beckton Park	0.9 miles
University	Ravensbourne University London	2.6 miles

Street-level crime

Category	Count
Violence and sexual offences	184
Anti-social behaviour	121
Shoplifting	60
Vehicle crime	57
Other theft	55
Theft from the person	48
Criminal damage and arson	40
Robbery	38
Burglary	29
Drugs	28
Public order	27
Other crime	14
Bicycle theft	8
Possession of weapons	2
Total incidents	711

Within 1 mile during Apr 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
North Beckton Primary School	Primary	0.3 miles	Good — 8 Nov 2023
Vicarage Primary School	Primary	0.4 miles	Outstanding — 1 Aug 2023
Brampton Primary School	Primary	0.5 miles	Outstanding — 29 Jan 2024
Roman Road Primary School	Primary	0.5 miles	Good — 26 Sep 2023
Kingsford Community School	Secondary	0.6 miles	Good — 1 Dec 2022

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
3 Bed Semi-Detached House, Roman Road, E6	£2,500/mo	3	0.14 miles	OpenRent
3 Bed Terraced House, Roman Road, E6	£2,200/mo	3	0.29 miles	OpenRent

Average rent: £2,350/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.38%

Max investor price (0.8%) £293,750

Target investor price (1%) £235,000

Gross yield 16.6%

Cost-to-rent ratio 6×

Monthly cashflow £1,421/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 34.6%

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).

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