Let Flat

FLAT 2

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

3 beds 2 baths 1,044 sq ft Listed 3 Oct 2025 (-268d)

£3,000 pcm

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Property photo

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Property details

Floor area

97 m²

Council tax band

D

EPC rating

B

Year built

England and Wales: 2012 onwards

Last sold

£595,000 May 2022

Price per m²

£31/m²

Local average

£624,175 (-99.5%)

Street crime

1367 incidents within 1 mile (Apr 2026)

Key features

  • 3 bedrooms & 2 bathrooms(one en-suite)
  • Private balcony
  • Furnished to a high standard
  • Approx. 1046 sq. ft
  • EPC Rating B
  • Next to Westfield shopping centre
  • Walking distance to various Stratford stations including Stratford International & Stratford Underg

Additional details

Electricity
Mains supply
Broadband
None
Water
Mains supply
Sewerage
Mains supply
Heating
Gas
Accessibility
No wheelchair access
Listed property
No
Restrictions
No
Rights of way
No
Flooded in last 5 years
No

Description

Bright and spacious apartment in the heart of east village. Property can be furnished or unfurnished and has all white goods, kitchen appliances and integrated storage space. Apartment is finished to a high standard and has spacious private balcony with courtyard view. A short walk away you will find all local amenities, shops, restaurants as well as Stratford underground station. Westfield shopping centre is also just stone throw away!

Property is available now and early viewings are highly recommended!

Rent is payable on a monthly basis and you may be required to pay more than a month’s rent in advance, depending on your circumstances. You will be required to pay a 1 week holding deposit following a successful offer. Utility bills, council tax, telephone line and broadband are not included in the rent. As well as paying the rent, you may also be required to make some additional permitted payments. If your tenancy does not qualify as an AST, additional fees may apply. Please visit jll.co.uk/fees for details of fees which may be payable when renting a property.

Deposit: £3,461.53
Council Tax Band: D
To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker

Listed by

Stratford

Jones Lang LaSalle

Reference: 167769635

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 19/09/2024

Expiry date: 18/09/2034

Current heating cost: £295/year

Potential heating cost: £295/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Festuca House

Festuca House

EPC Graphs

Energy Performanc...

Energy Performanc...

Price history

Event Date Price % change
Sold 10/05/2022 (4 years ago) £595,000 —

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
FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR £585,000 03/02/2025 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

Area average: £474,528 (20 sales)

Capital growth trend

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

5y growth 68.7%
10y growth 10%

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 £1,731/mo
Realistic £1,923/mo
Optimistic £2,115/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Outer East London: £1,670/mo (Apr 2025 – Mar 2026)

Location

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

Address

38 Mirabelle Gardens

Nearby

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

Type Name Distance
Bus stop Sir Ludwig Guttmann Health Centre 0.1 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
University University of East London 0.5 miles
Hospital John Howard Centre 1.4 miles
Hospital City & Hackney Centre for Mental Health 1.7 miles

Street-level crime

Category Count
Anti-social behaviour 288
Violence and sexual offences 245
Shoplifting 169
Theft from the person 160
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 1367

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

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 64.1%
Max investor price (0.8%) £240,375
Target investor price (1%) £192,300
  • 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).