# 2 bedroom house for sale (E20 1BR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 33, FESTUCA HOUSE, 38, MIRABELLE GARDENS, LONDON, OLYMPIC PARK, GREATER LONDON E20 1BR |
| Price | £540,000 |
| Bedrooms | 2 |
| Last sold | £535,000 Mar 2022 |

## Description

A sleek and spacious two double bedroom, two bathroom apartment with balcony on the eighth floor of a contemporary development in East Village. You're in the heart of Stratford here, ideally located for transport links and green spaces. 

The Queen Elizabeth Olympic Park, packed with world-class sporting facilities and attractions, is a mere eight minute walk from your front door. From the ArcelorMittal Orbit, to the Velopark, Aquatics Centre and Wetlands Walk, you'll always have something new to do just moments away.

IF YOU LIVED HERE

You'll have Stratford's exciting neighbourhood of East Village right on your doorstep. The former Olympic athletes' village is home to a huge variety of independent bars, cafes and restaurants, from the award-winning Tina, We Salute You to the fine dining of Santi and Allegra. There's also a great range of artisanal shops and regular community events, including the East Village market. That's before we even mention the boundless shopping and leisure facilities of the colossal Westfield Stratford City. All within five minutes' walk. 

Inside and your front door opens into your huge 350 square foot open plan living space with  smartly engineered timber flooring underfoot, a twinkling constellation of recessed spot lighting overhead and a burnt orange statement wall brightening the whole space to striking effect. The kitchen area's home to marbled ebony counter tops and integrated appliances, while the lounge and dining areas are expertly zoned. Plus there's underfloor heating throughout. Cosy.

To the rear, step out onto your timber-decked balcony for views over Mirabelle gardens; quite the spot for morning coffee. Elsewhere, your master bedroom comes in at 170 square feet with cream carpet and an immaculate en suite shower room enjoying an under-lit mirrored cabinet and heated towel rail. Across the lounge, past a wealth of storage, is bedroom two ñ a generous double of 145 square feet. Your main bathroom's as impeccable as its predecessor and comes with a shower over the tub, while lastly take the lift to explore the lush communal grounds or enjoy the canopy of foliage overhead in the gardens.

WHAT ELSE?

- Stratford International station is a mere five minute stroll through the Village, from here you have direct, regular access to the City and West End via the Central and Jubilee lines. Liverpool Street is just nine minutes away and Oxford Circus twenty. The Docklands Light Railway and Southeastern train services also connect from here.

- Local schools are chiefly excellent, you have sixteen primary/secondaries rated 'Good' or better by Ofsted under a mile away. The 'Outstanding' Colegrave Primary is a mere nine minute stroll.

- Just across the Queen Elizabeth Olympic Park, past the Copper Box Arena, you'll find the go-to spot of Hackney Wick. A buzzing social hive of cultural creativity, we heartily recommend the live music and art of Grow, as well as the Beer Merchants Tap for its craft beers, artisanal spirits and delicious food.

A WORD FROM THE OWNER...

We moved to the East Village when it first opened in 2014 and it has been an absolute pleasure to watch the area and community blossom into the wonderful place to live that it is today.

My Wife and I started our journey here sharing the spare room with friends, before marrying and having a wonderful spare room that then transitioned into a nursery for our now 1 year old daughter.

We have loved the events, restaurants and bars of the village, as well as the opportunity to swim, bike and run in the olympic park and up into the Lea Valley national park."

## Property Photos

- ![Outside-2.jpg](/listings/photos/112936688/210761) - Outside-2.jpg
- ![Living-Area-1.jpg](/listings/photos/112936688/210767) - Living-Area-1.jpg
- ![Second-Bedroom-3.jpg](/listings/photos/112936688/210770) - Second-Bedroom-3.jpg
- ![Living-Area-4.jpg](/listings/photos/112936688/210773) - Living-Area-4.jpg
- ![Living-Area-7.jpg](/listings/photos/112936688/210775) - Living-Area-7.jpg
- ![Living-Area-5.jpg](/listings/photos/112936688/210776) - Living-Area-5.jpg
- ![Living-Area-6.jpg](/listings/photos/112936688/210777) - Living-Area-6.jpg
- ![Balcony-2.jpg](/listings/photos/112936688/210778) - Balcony-2.jpg
- ![Balcony-View.jpg](/listings/photos/112936688/210779) - Balcony-View.jpg
- ![Hallway.jpg](/listings/photos/112936688/210780) - Hallway.jpg
- ![Second-Bedroom-1.jpg](/listings/photos/112936688/210781) - Second-Bedroom-1.jpg
- ![Second-Bedroom-2.jpg](/listings/photos/112936688/210782) - Second-Bedroom-2.jpg
- ![Bathroom.jpg](/listings/photos/112936688/210783) - Bathroom.jpg
- ![First-Bedroom-1.jpg](/listings/photos/112936688/210784) - First-Bedroom-1.jpg
- ![First-Bedroom-2.jpg](/listings/photos/112936688/210785) - First-Bedroom-2.jpg
- ![First-Bedroom-3.jpg](/listings/photos/112936688/210786) - First-Bedroom-3.jpg
- ![Living-Area-8.jpg](/listings/photos/112936688/210787) - Living-Area-8.jpg
- ![Second-Bedroom-Ensuite.jpg](/listings/photos/112936688/210788) - Second-Bedroom-Ensuite.jpg
- ![Two-Room-View.jpg](/listings/photos/112936688/210789) - Two-Room-View.jpg
- ![Outside-1.jpg](/listings/photos/112936688/210790) - Outside-1.jpg
- ![Balcony-1.jpg](/listings/photos/112936688/210791) - Balcony-1.jpg
- ![Communal-Garden-1.jpg](/listings/photos/112936688/210792) - Communal-Garden-1.jpg
- ![Communal-Garden-2.jpg](/listings/photos/112936688/210793) - Communal-Garden-2.jpg

## Floorplans

- ![33 Festuca House, 38 Mirabelle Gardens e20 1br.jpe](/listings/photos/112936688/210794) - 33 Festuca House, 38 Mirabelle Gardens e20 1br.jpe

## EPC Graphs

- ![EE Rating](/listings/photos/112936688/210795) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| FESTUCA HOUSE, 38 FLAT 33 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £535,000 | 17/03/2022 | 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 |
|---------|-------|------|------|
| [Same street] FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £585,000 | 03/02/2025 | Flat |
| [Same street] FESTUCA HOUSE, 38 FLAT 19 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £568,500 | 03/11/2023 | Flat |
| [Same street] FESTUCA HOUSE, 38 FLAT 13 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £560,000 | 18/08/2023 | Flat |
| [Same street] FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £543,000 | 28/04/2023 | Flat |
| [Same street] FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £540,000 | 01/12/2022 | Flat |
| [Same street] FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £560,000 | 26/09/2022 | Flat |
| 85 CELEBRATION AVENUE, LONDON, NEWHAM, GREATER LONDON, E20 1DB | £222,966 | 19/08/2022 | Other |
| [Same street] FESTUCA HOUSE, 38 FLAT 16 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £185,500 | 21/06/2022 | Flat |
| [Same street] FESTUCA HOUSE, 38 FLAT 2 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £595,000 | 10/05/2022 | Flat |
| 56 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FX | £565,000 | 20/10/2021 | Other |
| PLOT NO. 5 CELEBRATION AVENUE, LONDON, NEWHAM, GREATER LONDON, E20 1DB | £1,573,000 | 18/08/2021 | Other |

**Street average:** £517,125 (8 sales)
**Area average:** £786,989 (3 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 | 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 | 0.34 miles | OpenRent |
| 2 Bed Flat, Windmill Lane, E15 | £2,200/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Waddington St, E15 | £1,750/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, High Road Leyton, E15 | £1,800/mo | 2 | 0.41 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.35% (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:** 4.2%
- **Cost-to-rent:** 23.7×
- **Monthly cashflow:** £-442/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.4%

*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).*

## 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:** Job (default Low)

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