Sold STC Flat

FLAT 66

GRANITE APARTMENTS, 39, WINDMILL LANE, LONDON, STRATFORD, GREATER LONDON E15 1PY

2 beds 2 baths 678 sq ft Listed 11 Jan 2024 (-898d)

£350,000

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# 2 bedroom flat for sale (E15 1PY)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 66, GRANITE APARTMENTS, 39, WINDMILL LANE, LONDON, STRATFORD, GREATER LONDON E15 1PY |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 63 m² |
| Last sold | £345,000 Jul 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 23/06/2030
- **Current heating cost:** £123/year
- **Est. upgrade cost to C:** £1,560

### Recommendations
- E (£60)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8680-6426-6120-9134-6226)

## Description

A beautifully presented two bedroom two bathroom third floor apartement  with allocated parking situated on a quiet residential street in the heart of Stratford. This exceptional property is contemporarily decorated throughout and comprises of two large double bedrooms the master of which benefits from an en-suite shower room, a well-appointed lounge area flooded with natural light with access to a balcony which offers fantastic urban views over London which opens onto modern fitted kitchen complete with integrated appliances, a stylish three piece bathroom room and a plethora of  storage spaces throughout complete this wonderful abode. Offered to the market with long lease of 135 years  makes this property great for first time buyers and investors alike. Windmill lane is situated on a quiet tree lined road moments from Stratford International station, Maryland station, Westfield Shopping centre with its array of bars, shops and eateries and the Queen Elizabeth Olympic Park. Early viewing is highly recommended to avoid disappointment. Call now to arrange a viewing. 63 Sq. meters / 678 sq. ft.

Council Tax Band C. Service Charge £4426 per annum. Ground rent £150 Per annum.

## Property Photos

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## Floorplans

- ![FLOOR-PLAN](/listings/photos/143549741/738330) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/143549741/738331) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GRANITE APARTMENTS, 39 FLAT 66 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PY | £345,000 | 29/07/2024 | 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 |
|---------|-------|------|------|
| 119 FLAT 5 THE GROVE, LONDON, NEWHAM, GREATER LONDON, E15 1EN | £365,000 | 19/12/2025 | Flat |
| GRANITE APARTMENTS, 39 FLAT 2 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX | £285,000 | 19/12/2025 | Flat |
| BARBERRY COURT, 21 FLAT 3 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EY | £370,000 | 25/11/2025 | Flat |
| GRANITE APARTMENTS, 39 FLAT 5 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX | £225,000 | 20/12/2023 | Flat |
| 56 ALMA STREET, LONDON, NEWHAM, GREATER LONDON, E15 1QA | £302,000 | 01/12/2023 | Flat |
| 4 WHITEAR WALK, LONDON, NEWHAM, GREATER LONDON, E15 1QH | £315,011 | 22/11/2023 | Flat |
| GRANITE APARTMENTS, 39 FLAT 22 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX | £370,000 | 22/12/2022 | Flat |
| HAVISHAM APARTMENTS, 18 17 GROVE CRESCENT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1AX | £108,500 | 16/12/2022 | Flat |
| GRANITE APARTMENTS, 39 FLAT 25 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX | £280,000 | 28/09/2022 | Flat |
| TANNERS HOUSE, 3 - 7 9 WINDMILL LANE, LONDON, NEWHAM, GREATER LONDON, E15 1PG | £575,000 | 10/08/2022 | Flat |
| TANNERS HOUSE, 3 - 7 3 WINDMILL LANE, LONDON, NEWHAM, GREATER LONDON, E15 1PG | £600,000 | 01/07/2022 | Flat |
| 47 GROVE CRESCENT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1BJ | £402,000 | 30/06/2022 | Flat |
| ESTELLA APARTMENTS, 20 5 GROVE CRESCENT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1AQ | £340,000 | 14/06/2022 | Flat |
| 11 GROUND FLOOR FLAT MANBEY GROVE, LONDON, NEWHAM, GREATER LONDON, E15 1EX | £293,000 | 23/05/2022 | Flat |
| GAZELLE HOUSE, 8 FLAT 17 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EQ | £372,500 | 23/05/2022 | Flat |
| 16 FLAT 5 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EY | £290,000 | 20/05/2022 | Flat |
| 16 FLAT 1 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EY | £325,000 | 19/05/2022 | Flat |
| GRANITE APARTMENTS, 39 FLAT 26 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX | £350,000 | 29/04/2022 | Flat |
| GAZELLE HOUSE, 8 FLAT 10 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EQ | £380,000 | 25/04/2022 | Flat |
| GRANITE APARTMENTS, 39 FLAT 16 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX | £293,000 | 14/04/2022 | Flat |
| [Same street] GRANITE APARTMENTS, 39 FLAT 40 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PY | £365,000 | 26/07/2021 | Flat |

**Street average:** £365,000 (1 sale)
**Area average:** £342,051 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £344,587 (52 Flat, E15, 2024–2026)
- **Deviation:** +1.6%

## Rental Range

*ONS Price Index of Private Rents (Newham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,731/mo
- **Realistic:** £1,923/mo
- **Optimistic:** £2,115/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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, Romford Road, E15 | £2,100/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*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 £2,100/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.9×
- **Monthly cashflow:** £487/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.8%

*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).*

## Price per Square Metre

- **£/m²:** £5,556/m²

## Capital growth trend

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

- **5y growth:** -36%
- **10y growth:** 4.6%

## House Price Index (HM Land Registry)

*Official index for Newham; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -8.1%
- **5y growth (index):** -11.7%
- **10y growth (index):** 2.9%

## 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)

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Property details

Tenure

LEASEHOLD (134 years remaining on lease)

Floor area

63 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£345,000 Jul 2024

Price per m²

£5,556/m²

Local average

£344,587 (+1.6%)

Street crime

1443 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes

Description

A beautifully presented two bedroom two bathroom third floor apartement with allocated parking situated on a quiet residential street in the heart of Stratford. This exceptional property is contemporarily decorated throughout and comprises of two large double bedrooms the master of which benefits from an en-suite shower room, a well-appointed lounge area flooded with natural light with access to a balcony which offers fantastic urban views over London which opens onto modern fitted kitchen complete with integrated appliances, a stylish three piece bathroom room and a plethora of storage spaces throughout complete this wonderful abode. Offered to the market with long lease of 135 years makes this property great for first time buyers and investors alike. Windmill lane is situated on a quiet tree lined road moments from Stratford International station, Maryland station, Westfield Shopping centre with its array of bars, shops and eateries and the Queen Elizabeth Olympic Park. Early viewing is highly recommended to avoid disappointment. Call now to arrange a viewing. 63 Sq. meters / 678 sq. ft.
Council Tax Band C. Service Charge £4426 per annum. Ground rent £150 Per annum.

Listed by

Stratford

Countrywide UK Sales - Connells

Reference: 143549741

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 24/06/2020

Expiry date: 23/06/2030

Current heating cost: £123/year

Potential heating cost: £66/year

Est. upgrade cost to C: £1,560

Recommendations

Low energy lighting for all fixed outlets (£60)
High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

FLOOR-PLAN

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	29/07/2024 (1 year ago)	£345,000	—

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
119 FLAT 5 THE GROVE, LONDON, NEWHAM, GREATER LONDON, E15 1EN	£365,000	19/12/2025	Flat
GRANITE APARTMENTS, 39 FLAT 2 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX	£285,000	19/12/2025	Flat
BARBERRY COURT, 21 FLAT 3 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EY	£370,000	25/11/2025	Flat
GRANITE APARTMENTS, 39 FLAT 5 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX	£225,000	20/12/2023	Flat
56 ALMA STREET, LONDON, NEWHAM, GREATER LONDON, E15 1QA	£302,000	01/12/2023	Flat
4 WHITEAR WALK, LONDON, NEWHAM, GREATER LONDON, E15 1QH	£315,011	22/11/2023	Flat
GRANITE APARTMENTS, 39 FLAT 22 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX	£370,000	22/12/2022	Flat
HAVISHAM APARTMENTS, 18 17 GROVE CRESCENT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1AX	£108,500	16/12/2022	Flat
GRANITE APARTMENTS, 39 FLAT 25 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX	£280,000	28/09/2022	Flat
TANNERS HOUSE, 3 - 7 9 WINDMILL LANE, LONDON, NEWHAM, GREATER LONDON, E15 1PG	£575,000	10/08/2022	Flat
TANNERS HOUSE, 3 - 7 3 WINDMILL LANE, LONDON, NEWHAM, GREATER LONDON, E15 1PG	£600,000	01/07/2022	Flat
47 GROVE CRESCENT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1BJ	£402,000	30/06/2022	Flat
ESTELLA APARTMENTS, 20 5 GROVE CRESCENT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1AQ	£340,000	14/06/2022	Flat
11 GROUND FLOOR FLAT MANBEY GROVE, LONDON, NEWHAM, GREATER LONDON, E15 1EX	£293,000	23/05/2022	Flat
GAZELLE HOUSE, 8 FLAT 17 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EQ	£372,500	23/05/2022	Flat
16 FLAT 5 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EY	£290,000	20/05/2022	Flat
16 FLAT 1 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EY	£325,000	19/05/2022	Flat
GRANITE APARTMENTS, 39 FLAT 26 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX	£350,000	29/04/2022	Flat
GAZELLE HOUSE, 8 FLAT 10 MANBEY PARK ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EQ	£380,000	25/04/2022	Flat
GRANITE APARTMENTS, 39 FLAT 16 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PX	£293,000	14/04/2022	Flat
Same street GRANITE APARTMENTS, 39 FLAT 40 WINDMILL LANE, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 1PY	£365,000	26/07/2021	Flat

Street average: £365,000 (1 sale)

Area average: £342,051 (20 sales)

Capital growth trend

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

5y growth -36%

10y growth 4.6%

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%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: ARHAG HOUSING ASSOCIATION LIMITED (IP23520R)

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 Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E15 1PY

Address

39 Windmill Lane

Nearby

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

Type	Name	Distance
Shop	Tidjara	0.1 miles
Shop	Express Dry Cleaners	0.1 miles
Bus stop	Maryland Station / Manbey Grove	0.1 miles
Bus stop	Manbey Grove	0.1 miles
Train station	Maryland	0.1 miles
University	University of East London	0.2 miles
Train station	Stratford	0.4 miles
University	Arden University Stratford Campus	0.6 miles
Hospital	A&E Department	2.1 miles
Hospital	Rainbow Ward	2.1 miles

Street-level crime

Category	Count
Anti-social behaviour	328
Violence and sexual offences	277
Shoplifting	178
Theft from the person	136
Other theft	128
Vehicle crime	102
Public order	69
Drugs	63
Criminal damage and arson	59
Burglary	43
Robbery	26
Possession of weapons	18
Bicycle theft	10
Other crime	6
Total incidents	1443

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
Stratford Circus	Other	0.2 miles	— (No rating)
Hafs Academy	Other	0.2 miles	Inadequate — 19 Nov 2023
Colegrave Primary School	Primary	0.2 miles	Outstanding — 12 Jul 2017
St Francis' Catholic Primary School	Primary	0.2 miles	Good — 20 Dec 2016
Sarah Bonnell School	Secondary	0.3 miles	Good — 13 Dec 2022

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, Romford Road, E15	£2,100/mo	2	0.29 miles	OpenRent

Average rent: £2,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.6%

Max investor price (0.8%) £262,500

Target investor price (1%) £210,000

Gross yield 7.2%

Cost-to-rent ratio 13.9×

Monthly cashflow £487/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.8%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).