# 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 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 20/06/2034
- **Current heating cost:** £227/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9900-2290-0622-5322-3643)

## 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

- ![Photo](/listings/photos/149628785/210651)
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- ![Photo](/listings/photos/149628785/210670)
- ![Photo](/listings/photos/149628785/210674)

## 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:** 71%
- **10y growth:** 9.4%

## 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)