# 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

- ![Photo](/listings/photos/82344301/1220046)
- ![Photo](/listings/photos/82344301/1220047)
- ![Photo](/listings/photos/82344301/1220048)
- ![Photo](/listings/photos/82344301/1220049)
- ![Photo](/listings/photos/82344301/1220050)
- ![Photo](/listings/photos/82344301/1220051)
- ![Photo](/listings/photos/82344301/1220052)
- ![Photo](/listings/photos/82344301/1220053)
- ![Photo](/listings/photos/82344301/1220054)
- ![Photo](/listings/photos/82344301/1220055)
- ![Photo](/listings/photos/82344301/1220056)

## 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 2 BARLEY LANE, LONDON, NEWHAM, GREATER LONDON, E15 2SR | £565,000 | 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:** £431,506 (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:** -29.2%
- **10y growth:** 17.1%

## 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)