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Data from Land Registry Price Paid. Last 5 years.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3585,000 | 03\/02\/2025 | Flat |\n| FESTUCA HOUSE, 38 FLAT 19 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3568,500 | 03\/11\/2023 | Flat |\n| FESTUCA HOUSE, 38 FLAT 13 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3560,000 | 18\/08\/2023 | Flat |\n| FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3543,000 | 28\/04\/2023 | Flat |\n| FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3540,000 | 01\/12\/2022 | Flat |\n| FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3560,000 | 26\/09\/2022 | Flat |\n| FESTUCA HOUSE, 38 FLAT 16 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3185,500 | 21\/06\/2022 | Flat |\n| FESTUCA HOUSE, 38 FLAT 2 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3595,000 | 10\/05\/2022 | Flat |\n| FESTUCA HOUSE, 38 FLAT 33 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | \u00a3535,000 | 17\/03\/2022 | Flat |\n\n**Area average:** \u00a3519,111 (9 sales)\n\n## Rental Range\n\n*ONS Price Index of Private Rents (Newham). Low \/ Realistic \/ Optimistic = conservative \/ average \/ best case.*\n\n- **Low:** \u00a31,726\/mo\n- **Realistic:** \u00a31,918\/mo\n- **Optimistic:** \u00a32,110\/mo\n\n## LHA (Local Housing Allowance)\n\n*VOA 30th percentile rent floor for Outer East London (Apr 2025 \u2013 Mar 2026).*\n\n- **LHA floor (this property size):** \u00a31,396\/mo\n\n## Rental Comparables\n\n*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*\n\n| Title | Rent | Beds | As seen on |\n|------|------|------|------|\n| 2 Bed Flat, Waddington St, E15 | \u00a31,750\/mo | 2 | OpenRent |\n| 2 Bed Flat, High Road Leyton, E15 | \u00a31,800\/mo | 2 | OpenRent |\n| 2 Bed Flat, St. Paul's Drive, E15 | \u00a31,899\/mo | 2 | OpenRent |\n| 2 Bed Flat, Windmill Lane, E15 | \u00a32,200\/mo | 2 | OpenRent |\n| 2 Bed Flat, Angel Lane, E15 | \u00a32,550\/mo | 2 | OpenRent |\n\n**Average rent: \u00a32,040\/mo (5 listings)**\n\n## Capital growth trend\n\n*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*\n\n- **5y growth:** 58.4%\n\n## House Price Index (HM Land Registry)\n\n*Official index for Newham; All dwelling types series; as of March 2026.*\n\n- **1y growth (index):** -6.5%\n- **5y growth (index):** -7%\n- **10y growth (index):** 9.4%\n\n## Flood risk\n\n- **Zone:** 1\n- **Risk:** Low\n- **Source:** Not in Flood Risk Area (no data)\n\n[Check long-term flood risk (GOV.UK)](https:\/\/check-long-term-flood-risk.service.gov.uk\/postcode)\n","energy_certificate":null,"fensa_certificates_count":0,"page_data":{"listing":{"id":9201,"reference":"142100132","slug":"6f8f581","slug_hash":"6f8f5818ef0336bb80070d86098d5c2615fee33b","portal":"rightmove","channel":"RES_BUY","meta":{"isUnpublished":true,"unpublishedMessage":"This property has been removed by the agent","soldSTC":false,"similarPropertiesUrl":"\/property-for-sale\/E20-1BR.html?radius=0.5&minPrice=500000&maxPrice=650000&minBedrooms=2","postcode":"E20 1BR","minPrice":"500000","maxPrice":"650000","bedrooms":"2","shortDescription":"2 bedroom property 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