# 2 bedroom property unpublished (E20 1BR)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:** 63.5%
- **10y growth:** 9.4%

## 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)