Sold STC Flat

100 OTTER CLOSE

LONDON, GREATER LONDON E15 2PX

2 beds 1 baths 59 m² Listed 18 Jul 2020 (-2193d)

£350,000

Guide Price

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# 2 bedroom apartment for sale (E15 2PX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 100 OTTER CLOSE, LONDON, GREATER LONDON E15 2PX |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £353,000 Feb 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 22/04/2035
- **Current heating cost:** £665/year
- **Est. upgrade cost to C:** £7,500

### Recommendations
- B (£500 - £1,500)
- D (£80 - £120)
- L2 (£1,200 - £1,800)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0249-0200-9705-9796-8514)

## Description

GUIDE PRICE £350,000 - £375,000

This two bedroom flat is located on the first floor. The property consists of a lounge, kitchen, two bedrooms with an en-suite to the master and another bathroom. The property is in excellent condition and ready for you to move straight into. The property also benefits from two allocated parking spaces and a newly extended lease.

Otter close is located perfectly if you need good transport links. Stratford station is a short distance away and is regarded as one of the best transport hubs in East London. Westfield shopping centre nearby has an abundance of restaurants, bars and shops for you to enjoy in your free time along with everything else that's makes Stratford great to live in. The Olympic legacy lives on and there are many great events for everyone during the year for you to attend. This is a superb property located in a highly sought after location off Stratford high street.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/82344301/1220057) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/82344301/1220058) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 100 OTTER CLOSE, LONDON, NEWHAM, GREATER LONDON, E15 2PX | £353,000 | 17/02/2021 | Flat |
| 100 OTTER CLOSE, LONDON, NEWHAM, GREATER LONDON, E15 2PX | £340,000 | 04/09/2015 | 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 |
|---------|-------|------|------|
| 25 ABBOTSBURY CLOSE, LONDON, NEWHAM, GREATER LONDON, E15 2RR | £400,000 | 12/12/2025 | Flat |
| RIVER HEIGHTS, 90 23 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA | £280,000 | 10/12/2025 | Flat |
| RIVER HEIGHTS, 90 105 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FU | £450,000 | 04/11/2025 | Flat |
| 85 OTTER CLOSE, LONDON, NEWHAM, GREATER LONDON, E15 2PT | £400,000 | 11/12/2024 | Flat |
| RIVER HEIGHTS, 90 66 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA | £326,400 | 22/11/2023 | Flat |
| OPAL COURT, 172 50 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FZ | £480,000 | 10/11/2023 | Flat |
| HALO, 158 99 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FW | £491,220 | 21/09/2023 | Flat |
| RIVER HEIGHTS, 90 36 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA | £345,000 | 18/08/2023 | Flat |
| RIVER HEIGHTS, 90 200 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2GQ | £350,000 | 07/07/2023 | Flat |
| RIVER HEIGHTS, 90 59 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA | £460,000 | 29/06/2023 | Flat |
| 79 OTTER CLOSE, LONDON, NEWHAM, GREATER LONDON, E15 2PT | £372,500 | 16/06/2023 | Flat |
| RIVER HEIGHTS, 90 190 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2GQ | £360,000 | 31/05/2023 | Flat |
| RIVER HEIGHTS, 90 127 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FU | £550,000 | 21/04/2023 | Flat |
| RIVER HEIGHTS, 90 56 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA | £522,000 | 21/12/2022 | Flat |
| RIVER HEIGHTS, 90 18 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA | £330,000 | 19/12/2022 | Flat |
| RIVER HEIGHTS, 90 89 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA | £480,000 | 16/12/2022 | Flat |
| MALT HOUSE, 1 FLAT 26 BARLEY LANE, LONDON, NEWHAM, GREATER LONDON, E15 2SR | £610,000 | 28/10/2022 | Flat |
| THE LOCK BUILDING, 72 FLAT 10 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2QB | £180,000 | 05/10/2022 | Flat |
| MALT HOUSE, 1 FLAT 23 BARLEY LANE, LONDON, NEWHAM, GREATER LONDON, E15 2SR | £678,000 | 30/09/2022 | Flat |
| MALT HOUSE, 1 FLAT 23 BARLEY LANE, LONDON, NEWHAM, GREATER LONDON, E15 2SR | £678,000 | 30/09/2022 | Flat |

**Area average:** £437,156 (20 sales)

## Price vs local average

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

- **Local average:** £345,361 (54 Flat, E15, 2024–2026)
- **Deviation:** +1.3%

## Rental Range

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

- **Low:** £1,731/mo
- **Realistic:** £1,923/mo
- **Optimistic:** £2,115/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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, High Street, E15 | £3,033/mo | 2 | 0.05 miles | OpenRent |
| 2 Bed Flat, Central House, E15 | £2,250/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Central House, E15 | £2,200/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, George Hudson Tower, E15 | £2,150/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Stratford, E15 | £2,100/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, George Hudson Tower, E15 | £2,200/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, George Hudson Tower, E15 | £2,400/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Thomas Frye Court, E15 | £2,250/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Penthouse, John Wetherby Court West, E15 | £2,300/mo | 2 | 0.27 miles | OpenRent |

**Average rent: £2,320/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 13×
- **Monthly cashflow:** £622/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.3%

*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:** £5,932/m²

## Capital growth trend

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

- **5y growth:** -28.8%
- **10y growth:** 13.4%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

59 m²

EPC rating

Last sold

£353,000 Feb 2021

Price per m²

£5,932/m²

Local average

£345,361 (+1.3%)

Street crime

1576 incidents within 1 mile (May 2026)

Key features

124 YEAR LEASE REMAINING
TWO BEDROOMS
EN-SUITE TO THE MASTER BEDROOM
GREAT VIEWS OF THE WATERWORKS CANAL
TWO PARKING SPACES
POPULAR DEVELOPMENT OFF STRATFORD HIGH STREET
GOOD TRANSPORT LINKS

Additional details

Parking: Yes

Description

GUIDE PRICE £350,000 - £375,000

This two bedroom flat is located on the first floor. The property consists of a lounge, kitchen, two bedrooms with an en-suite to the master and another bathroom. The property is in excellent condition and ready for you to move straight into. The property also benefits from two allocated parking spaces and a newly extended lease.

Otter close is located perfectly if you need good transport links. Stratford station is a short distance away and is regarded as one of the best transport hubs in East London. Westfield shopping centre nearby has an abundance of restaurants, bars and shops for you to enjoy in your free time along with everything else that's makes Stratford great to live in. The Olympic legacy lives on and there are many great events for everyone during the year for you to attend. This is a superb property located in a highly sought after location off Stratford high street.

Listed by

Stratford

Spicerhaart

Reference: 82344301

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 23/04/2025

Expiry date: 22/04/2035

Current heating cost: £665/year

Potential heating cost: £142/year

Est. upgrade cost to C: £7,500

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Draughtproof single-glazed windows (£80 - £120)
High heat retention storage heaters and dual immersion cylinder (£1,200 - £1,800)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

4% since 2015

Event	Date	Price	% change
Sold	17/02/2021 (5 years ago)	£353,000	+3.8%
Sold	04/09/2015 (10 years ago)	£340,000	—

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
25 ABBOTSBURY CLOSE, LONDON, NEWHAM, GREATER LONDON, E15 2RR	£400,000	12/12/2025	Flat
RIVER HEIGHTS, 90 23 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA	£280,000	10/12/2025	Flat
RIVER HEIGHTS, 90 105 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FU	£450,000	04/11/2025	Flat
85 OTTER CLOSE, LONDON, NEWHAM, GREATER LONDON, E15 2PT	£400,000	11/12/2024	Flat
RIVER HEIGHTS, 90 66 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA	£326,400	22/11/2023	Flat
OPAL COURT, 172 50 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FZ	£480,000	10/11/2023	Flat
HALO, 158 99 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FW	£491,220	21/09/2023	Flat
RIVER HEIGHTS, 90 36 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA	£345,000	18/08/2023	Flat
RIVER HEIGHTS, 90 200 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2GQ	£350,000	07/07/2023	Flat
RIVER HEIGHTS, 90 59 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA	£460,000	29/06/2023	Flat
79 OTTER CLOSE, LONDON, NEWHAM, GREATER LONDON, E15 2PT	£372,500	16/06/2023	Flat
RIVER HEIGHTS, 90 190 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2GQ	£360,000	31/05/2023	Flat
RIVER HEIGHTS, 90 127 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FU	£550,000	21/04/2023	Flat
RIVER HEIGHTS, 90 56 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA	£522,000	21/12/2022	Flat
RIVER HEIGHTS, 90 18 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA	£330,000	19/12/2022	Flat
RIVER HEIGHTS, 90 89 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FA	£480,000	16/12/2022	Flat
MALT HOUSE, 1 FLAT 26 BARLEY LANE, LONDON, NEWHAM, GREATER LONDON, E15 2SR	£610,000	28/10/2022	Flat
THE LOCK BUILDING, 72 FLAT 10 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2QB	£180,000	05/10/2022	Flat
MALT HOUSE, 1 FLAT 23 BARLEY LANE, LONDON, NEWHAM, GREATER LONDON, E15 2SR	£678,000	30/09/2022	Flat
MALT HOUSE, 1 FLAT 23 BARLEY LANE, LONDON, NEWHAM, GREATER LONDON, E15 2SR	£678,000	30/09/2022	Flat

Area average: £437,156 (20 sales)

Capital growth trend

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

5y growth -28.8%

10y growth 13.4%

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%

Rental Range

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

Low £1,731/mo

Realistic £1,923/mo

Optimistic £2,115/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E15 2PX

Nearby

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

Type	Name	Distance
Bus stop	Abbey Lane	0.1 miles
Shop	Stratford Bikes	0.1 miles
Shop	Happy Off Licence	0.1 miles
Bus stop	Warton Road	0.1 miles
Train station	Pudding Mill Lane	0.2 miles
Train station	Stratford High Street	0.5 miles
University	Arden University Stratford Campus	0.6 miles
Hospital	A&E Department	2.0 miles
Hospital	Rainbow Ward	2.0 miles
University	NTU London	2.8 miles

Street-level crime

Category	Count
Violence and sexual offences	341
Anti-social behaviour	340
Shoplifting	164
Theft from the person	163
Other theft	141
Vehicle crime	94
Public order	78
Burglary	68
Drugs	63
Robbery	56
Bicycle theft	38
Other crime	19
Possession of weapons	10
Criminal damage and arson	1
Total incidents	1576

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
School 360	Primary	0.2 miles	Good — 2 Feb 2024
Carpenters Primary School	Primary	0.2 miles	Good — 25 Feb 2016
Bobby Moore Academy	Other	0.3 miles	Good — 10 Dec 2021
Harris Science Academy East London	Secondary	0.5 miles	Inadequate — 2 Dec 2021
London Academy of Excellence	Other	0.5 miles	— (No rating)

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, High Street, E15	£3,033/mo	2	0.05 miles	OpenRent
2 Bed Flat, Central House, E15	£2,250/mo	2	0.19 miles	OpenRent
2 Bed Flat, Central House, E15	£2,200/mo	2	0.19 miles	OpenRent
2 Bed Flat, George Hudson Tower, E15	£2,150/mo	2	0.23 miles	OpenRent
2 Bed Flat, Stratford, E15	£2,100/mo	2	0.23 miles	OpenRent
2 Bed Flat, George Hudson Tower, E15	£2,200/mo	2	0.24 miles	OpenRent
2 Bed Flat, George Hudson Tower, E15	£2,400/mo	2	0.24 miles	OpenRent
2 Bed Flat, Thomas Frye Court, E15	£2,250/mo	2	0.24 miles	OpenRent
2 Bed Penthouse, John Wetherby Court West, E15	£2,300/mo	2	0.27 miles	OpenRent

Average rent: £2,320/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.64%

Max investor price (0.8%) £281,250

Target investor price (1%) £225,000

Gross yield 7.7%

Cost-to-rent ratio 13×

Monthly cashflow £622/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.3%

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).