# 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 - ![PHOTOGRAPHY](/listings/photos/143549741/738315) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738316) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738317) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738318) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738319) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738320) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738321) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738322) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738323) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738324) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738325) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738326) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738327) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738328) - PHOTOGRAPHY - ![PHOTOGRAPHY](/listings/photos/143549741/738329) - PHOTOGRAPHY ## 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 ## 1% Rule - **Rent ratio:** 0.55% (weak for cashflow) - **Max investor price (0.8%):** £240,375 - **Target investor price (1%):** £192,300 *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 Area rent estimate.* ## 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:** -35.8% - **10y growth:** 4.5% ## 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)