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E20 1Br

E20 1BR

2 beds

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# 2 bedroom property unpublished (E20 1BR)

## Property Details

| Key | Value |
|-----|-------|
| Address | , E20 1BR |
| Bedrooms | 2 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| 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 |
| 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 |
| FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £543,000 | 28/04/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £540,000 | 01/12/2022 | Flat |
| FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £560,000 | 26/09/2022 | Flat |
| FESTUCA HOUSE, 38 FLAT 16 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £185,500 | 21/06/2022 | Flat |
| FESTUCA HOUSE, 38 FLAT 2 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £595,000 | 10/05/2022 | Flat |
| FESTUCA HOUSE, 38 FLAT 33 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £535,000 | 17/03/2022 | Flat |

**Area average:** £519,111 (9 sales)

## 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 | As seen on |
|------|------|------|------|
| 2 Bed Flat, Waddington St, E15 | £1,750/mo | 2 | OpenRent |
| 2 Bed Flat, High Road Leyton, E15 | £1,800/mo | 2 | OpenRent |
| 2 Bed Flat, St. Paul's Drive, E15 | £1,899/mo | 2 | OpenRent |
| 2 Bed Flat, Windmill Lane, E15 | £2,200/mo | 2 | OpenRent |
| 2 Bed Flat, Angel Lane, E15 | £2,550/mo | 2 | OpenRent |

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

## Capital growth trend

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

- **5y growth:** 58.4%

## House Price Index (HM Land Registry)

*Official index for Newham; All dwelling types series; as of March 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** -7%
- **10y growth (index):** 9.4%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
1 Festuca House, 38 Mirabelle Gardens, LONDON	85	85	110 m²	—	Flat
10 Festuca House, 38 Mirabelle Gardens (N14.D.04.04.02.MM), LONDON	85	85	69 m²	—	Flat
11 Festuca House, 38 Mirabelle Gardens (N14.D.04.02.02.MM), LONDON	85	85	68 m²	—	Flat
12 Festuca House, 38 Mirabelle Gardens (N14.D.04.01.03.MM), LONDON	85	85	101 m²	—	Flat
13 Festuca House, 38 Mirabelle Gardens (N14.D.04.06.02.MM), LONDON	84	84	66 m²	—	Flat
14 Festuca House, 38 Mirabelle Gardens (N14.D.05.03.03.MM), LONDON	84	84	92 m²	—	Flat
15 Festuca House, 38 Mirabelle Gardens (N14.D.05.05.02.MM), LONDON	85	85	68 m²	—	Flat
16 Festuca House, 38 Mirabelle Gardens (N14.D.05.04.02.MM), LONDON	85	85	69 m²	—	Flat
17 Festuca House, 38 Mirabelle Gardens (N14.D.05.02.02.MM), LONDON	85	85	68 m²	—	Flat
18 Festuca House, 38 Mirabelle Gardens (N14.D.05.01.03.MM), LONDON	85	85	101 m²	—	Flat
19 Festuca House, 38 Mirabelle Gardens (N14.D.05.06.02.MM), LONDON	84	84	66 m²	—	Flat
2 Festuca House, 38 Mirabelle Gardens (N14.D.03.03.03.MM), LONDON	84	84	92 m²	—	Flat
20 Festuca House, 38 Mirabelle Gardens (N14.D.06.03.03.MM), LONDON	85	85	92 m²	—	Flat
21 Festuca House, 38 Mirabelle Gardens (N14.D.06.05.02.MM), LONDON	85	85	68 m²	—	Flat
22 Festuca House, 38 Mirabelle Gardens (N14.D.06.04.02.MM), LONDON	85	85	69 m²	—	Flat

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Price history

No sales history found for this property in Land Registry Price Paid data.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). 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
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
FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£543,000	28/04/2023	Flat
FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£540,000	01/12/2022	Flat
FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£560,000	26/09/2022	Flat
FESTUCA HOUSE, 38 FLAT 16 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£185,500	21/06/2022	Flat
FESTUCA HOUSE, 38 FLAT 2 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£595,000	10/05/2022	Flat
FESTUCA HOUSE, 38 FLAT 33 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£535,000	17/03/2022	Flat

Area average: £519,111 (9 sales)

Capital growth trend

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

5y growth 58.4%

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

1y (index) -6.5%

5y (index) -7%

10y (index) 9.4%

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

E20 1BR

Street-level crime

Crime data is not yet available for this property.

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	As seen on
2 Bed Flat, Waddington St, E15	£1,750/mo	2	OpenRent
2 Bed Flat, High Road Leyton, E15	£1,800/mo	2	OpenRent
2 Bed Flat, St. Paul's Drive, E15	£1,899/mo	2	OpenRent
2 Bed Flat, Windmill Lane, E15	£2,200/mo	2	OpenRent
2 Bed Flat, Angel Lane, E15	£2,550/mo	2	OpenRent

Average rent: £2,040/mo (5 listings)

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