Sold STC Flat

FLAT 22

FESTUCA HOUSE, 38, MIRABELLE GARDENS, LONDON, OLYMPIC PARK, GREATER LONDON E20 1BR

2 beds 2 baths 775 sq ft Listed 27 Jun 2024 (-718d)

£585,000

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# 2 bedroom flat for sale (E20 1BR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 22, FESTUCA HOUSE, 38, MIRABELLE GARDENS, LONDON, OLYMPIC PARK, GREATER LONDON E20 1BR |
| Price | £585,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 72 m² |
| Last sold | £585,000 Feb 2025 |

## Description

All points East from this well laid out 781sqft two bed two bath apartment in Stratford's East Village, presented by Alexander Rose Estates.

On the subject of layouts, both bedrooms border each side of the open plan living space, giving the flexibility to curate a guest bedroom, home office, or whatever takes your fancy with both bedrooms serviced by bathrooms (one en suite), and a fitted wardrobe to the guest. The streamlined, integrated kitchen leads out onto a lengthy East facing balcony overlooking Mirabelle Gardens, whose name comes from a variety of plums and boasts trees of the same, as well as swings, a children's' play area, impromptu yoga patch, dog walking path- the list goes on. If that wasn't enough, a private, raised internal courtyard lies tucked away on the inside of this stylish, Scandi themed building plot.

Within walking distance you'll find a wealth of onsite amenities including bars, restaurants, a GP practise and more. East Village is within envious proximity to the shopping, restaurants and entertainment of Westfield Stratford, the serene tranquillity of the Queen Elizabeth Olympic Park, the same sporting venues used during the 2012 Olympic Games, and the newest addition to the postcode,- the thriving arts, education and innovation hub that is East Bank.

If that's all too close to home, connectivity from Stratford Station will take you wherever you need to go.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/149628785/210678) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/149628785/210681) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £585,000 | 03/02/2025 | 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 |
|---------|-------|------|------|
| CAVESSON HOUSE, 2 FLAT 37 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ | £360,000 | 03/11/2025 | Flat |
| KALEIDOSCOPE HOUSE, 25 FLAT 29 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BU | £476,000 | 05/12/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 19 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £568,500 | 03/11/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 13 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £560,000 | 18/08/2023 | Flat |
| MOGUL BUILDING, 4 FLAT 12 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY | £545,050 | 11/08/2023 | Flat |
| MOGUL BUILDING, 4 FLAT 28 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY | £400,000 | 31/07/2023 | Flat |
| VESTA HOUSE, 4 FLAT 97 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £555,000 | 12/07/2023 | Flat |
| CAVESSON HOUSE, 2 FLAT 48 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ | £456,000 | 21/06/2023 | Flat |
| SADDLERS HOUSE, 13 FLAT 50 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AX | £430,000 | 06/06/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £543,000 | 28/04/2023 | Flat |
| GALENA HEIGHTS, 47 FLAT 22 MIRABELLE GARDENS, LONDON, NEWHAM, GREATER LONDON, E20 1BS | £160,000 | 19/12/2022 | Flat |
| CAVESSON HOUSE, 2 FLAT 38 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ | £344,500 | 16/12/2022 | Flat |
| FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £540,000 | 01/12/2022 | Flat |
| VESTA HOUSE, 4 FLAT 117 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £575,000 | 27/10/2022 | Flat |
| VESTA HOUSE, 4 FLAT 100 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £525,000 | 21/10/2022 | Flat |
| FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £560,000 | 26/09/2022 | Flat |
| VESTA HOUSE, 4 FLAT 107 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £560,000 | 20/09/2022 | Flat |
| VEGA HOUSE, 17 FLAT 35 PRIZE WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AB | £357,500 | 16/09/2022 | Flat |
| MOGUL BUILDING, 4 FLAT 8 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY | £390,000 | 26/08/2022 | Flat |
| VESTA HOUSE, 4 FLAT 110 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT | £550,000 | 04/07/2022 | Flat |

**Area average:** £472,778 (20 sales)

## Price vs local average

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

- **Local average:** £619,132 (19 Flat, E20, 2024–2026)
- **Deviation:** -5.5%

## 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):** £1,396/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, St. Paul's Drive, E15 | £1,899/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Angel Lane, E15 | £2,550/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Windmill Lane, E15 | £2,200/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, High Road Leyton, E15 | £1,800/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Waddington St, E15 | £1,750/mo | 2 | 0.41 miles | OpenRent |

**Average rent: £2,040/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £237,375
- **Target investor price (1%):** £189,900

*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 £1,899/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.7×
- **Monthly cashflow:** £-620/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.4%

*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:** £8,125/m²

## Capital growth trend

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

- **5y growth:** 69.2%

## 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

Tenure

LEASEHOLD

Floor area

72 m²

Council tax band

Year built

England and Wales: 2012 onwards

Last sold

£585,000 Feb 2025

Price per m²

£8,125/m²

Local average

£619,132 (-5.5%)

Street crime

1364 incidents within 1 mile (Apr 2026)

Key features

Two Bed Two Bathroom (1 en suite)
East Facing Balcony
Overlooking Mirabelle Gardens
Induction Kitchen w/ pull-out pantry
781sqft
5th Floor
Additional Storage
Walkable Distance to Stratford Station (Zones 2/3)
Resident's Private Podium Gardens
EWS1 Form: B1

Additional details

Garden: Yes

Description

All points East from this well laid out 781sqft two bed two bath apartment in Stratford's East Village, presented by Alexander Rose Estates.
On the subject of layouts, both bedrooms border each side of the open plan living space, giving the flexibility to curate a guest bedroom, home office, or whatever takes your fancy with both bedrooms serviced by bathrooms (one en suite), and a fitted wardrobe to the guest. The streamlined, integrated kitchen leads out onto a lengthy East facing balcony overlooking Mirabelle Gardens, whose name comes from a variety of plums and boasts trees of the same, as well as swings, a children's' play area, impromptu yoga patch, dog walking path- the list goes on. If that wasn't enough, a private, raised internal courtyard lies tucked away on the inside of this stylish, Scandi themed building plot.
Within walking distance you'll find a wealth of onsite amenities including bars, restaurants, a GP practise and more. East Village is within envious proximity to the shopping, restaurants and entertainment of Westfield Stratford, the serene tranquillity of the Queen Elizabeth Olympic Park, the same sporting venues used during the 2012 Olympic Games, and the newest addition to the postcode,- the thriving arts, education and innovation hub that is East Bank.
If that's all too close to home, connectivity from Stratford Station will take you wherever you need to go.

Listed by

Stratford

Alexander Rose Estates LTD

Reference: 149628785

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	03/02/2025 (1 year ago)	£585,000	—

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
CAVESSON HOUSE, 2 FLAT 37 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ	£360,000	03/11/2025	Flat
KALEIDOSCOPE HOUSE, 25 FLAT 29 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BU	£476,000	05/12/2023	Flat
FESTUCA HOUSE, 38 FLAT 19 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£568,500	03/11/2023	Flat
FESTUCA HOUSE, 38 FLAT 13 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£560,000	18/08/2023	Flat
MOGUL BUILDING, 4 FLAT 12 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY	£545,050	11/08/2023	Flat
MOGUL BUILDING, 4 FLAT 28 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY	£400,000	31/07/2023	Flat
VESTA HOUSE, 4 FLAT 97 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£555,000	12/07/2023	Flat
CAVESSON HOUSE, 2 FLAT 48 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ	£456,000	21/06/2023	Flat
SADDLERS HOUSE, 13 FLAT 50 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AX	£430,000	06/06/2023	Flat
FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£543,000	28/04/2023	Flat
GALENA HEIGHTS, 47 FLAT 22 MIRABELLE GARDENS, LONDON, NEWHAM, GREATER LONDON, E20 1BS	£160,000	19/12/2022	Flat
CAVESSON HOUSE, 2 FLAT 38 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ	£344,500	16/12/2022	Flat
FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£540,000	01/12/2022	Flat
VESTA HOUSE, 4 FLAT 117 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£575,000	27/10/2022	Flat
VESTA HOUSE, 4 FLAT 100 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£525,000	21/10/2022	Flat
FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£560,000	26/09/2022	Flat
VESTA HOUSE, 4 FLAT 107 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£560,000	20/09/2022	Flat
VEGA HOUSE, 17 FLAT 35 PRIZE WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AB	£357,500	16/09/2022	Flat
MOGUL BUILDING, 4 FLAT 8 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY	£390,000	26/08/2022	Flat
VESTA HOUSE, 4 FLAT 110 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT	£550,000	04/07/2022	Flat

Area average: £472,778 (20 sales)

Capital growth trend

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

5y growth 69.2%

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: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E20 1BR

Address

37 Mirabelle Gardens

Nearby

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

Type	Name	Distance
Bus stop	Sir Ludwig Guttmann Health Centre	0.0 miles
Shop	Mail Boxes Etc.	0.1 miles
Shop	Regency Beauty	0.1 miles
Train station	Stratford International DLR	0.2 miles
Train station	Stratford International	0.2 miles
University	Arden University Stratford Campus	0.4 miles
Hospital	A&E Department	2.4 miles
Hospital	Rainbow Ward	2.4 miles
University	University of Portsmouth Walthamstow Campus	2.5 miles

Street-level crime

Category	Count
Anti-social behaviour	286
Violence and sexual offences	245
Shoplifting	169
Theft from the person	159
Other theft	125
Vehicle crime	83
Drugs	78
Public order	67
Criminal damage and arson	50
Burglary	38
Robbery	29
Possession of weapons	17
Bicycle theft	10
Other crime	8
Total incidents	1364

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
Harris Academy Chobham	Other	0.1 miles	Outstanding — 10 Jul 2015
Ronald Openshaw Nursery School	Nursery	0.2 miles	Outstanding — 2 Jul 2023
Colegrave Primary School	Primary	0.3 miles	Outstanding — 12 Jul 2017
Hafs Academy	Other	0.4 miles	Inadequate — 19 Nov 2023
Education Links	Other	0.4 miles	Good — 11 Sep 2017

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, St. Paul's Drive, E15	£1,899/mo	2	0.24 miles	OpenRent
2 Bed Flat, Angel Lane, E15	£2,550/mo	2	0.35 miles	OpenRent
2 Bed Flat, Windmill Lane, E15	£2,200/mo	2	0.4 miles	OpenRent
2 Bed Flat, High Road Leyton, E15	£1,800/mo	2	0.41 miles	OpenRent
2 Bed Flat, Waddington St, E15	£1,750/mo	2	0.41 miles	OpenRent

Average rent: £2,040/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £237,375

Target investor price (1%) £189,900

Gross yield 3.9%

Cost-to-rent ratio 25.7×

Monthly cashflow £-620/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.4%

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).