Sold Flat

FLAT 36

ICONA POINT, 58, WARTON ROAD, LONDON, STRATFORD, GREATER LONDON E15 2JD

2 beds 1 baths 81 m² Listed 1 Sep 2015 (-3976d)

£400,000

Guide Price

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# 2 bedroom apartment for sale (E15 2JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 36, ICONA POINT, 58, WARTON ROAD, LONDON, STRATFORD, GREATER LONDON E15 2JD |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £440,000 Feb 2016 |

## Description

**ENTRANCE HALL**

Wall mounted electric heater, wood effect floor, Built in storage cupboard housing hot water cylinder, doors to:-

**BATHROOM**

Paneled bath with shower mixer taps and shower screen, concealed plumbed low level WC, concealed plumbed hand wash basin with mixer taps, heated towel rail, tiled walls and floor, sunk halogen spotlights.

**BEDROOM ONE - 13'1" (3.99m) x 11'0" (3.35m)**

Floor to ceiling double glazed double doors to front and balcony, built in wardrobes, wall mounted electric heater, door to:-

**EN-SUITE**

Tiled shower cubicle, concealed plumbed low level WC, concealed plumbed hand wash basin with mixer taps, heated towel rail, tiled floor, sunk halogen spotlights.

**BEDROOM TWO - 11'3" (3.43m) x 11'1" (3.38m)**

Floor to ceiling double glazed windows to front, wall mounted electric heater.

**OPEN PLAN LIVING AREA - 25'4" (7.72m) Max x 19'7" (5.97m) Max**

Fully fitted kitchen with a range of wall and base units, rolled top work surface incorporating a one and a half bowl sink with mixer taps, glass splash back, integral plumbing for washing machine and dish washer, island housing integral oven and hob with overhead stainless steel canopy extractor, tiled floor, sunk halogen spotlights, double glazed window to side, double glazed French doors to front and balcony, wall mounted electric heater x 2, wood effect floor, sunk halogen spotlights.

**OUTSIDE**

Two Private Balconies to front with views over the city and river.

Communal Gymnasium.

**PARKING SPACE**

There is an allocated underground parking space which is available at a separate cost of £25,000

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/54424307/1167699)
- ![Photo](/listings/photos/54424307/1167702)
- ![Photo](/listings/photos/54424307/1167705)
- ![Photo](/listings/photos/54424307/1167710)
- ![Photo](/listings/photos/54424307/1167713)
- ![Photo](/listings/photos/54424307/1167716)
- ![Photo](/listings/photos/54424307/1167718)
- ![Photo](/listings/photos/54424307/1167720)
- ![Photo](/listings/photos/54424307/1167722)
- ![Photo](/listings/photos/54424307/1167727)

## Floorplans

- ![Floorplan 1](/listings/photos/54424307/1167731) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/54424307/1167733) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ICONA POINT, 58 FLAT 36 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £440,000 | 19/02/2016 | 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 |
|---------|-------|------|------|
| ICONA POINT, 58 FLAT 102 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2LE | £385,000 | 07/11/2025 | Flat |
| APOLLO COURT, 188 FLAT 42 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £360,000 | 31/10/2025 | Flat |
| [Same street] ICONA POINT, 58 FLAT 32 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £336,000 | 29/07/2025 | Flat |
| [Same street] ICONA POINT, 58 FLAT 7 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £395,000 | 02/05/2025 | Flat |
| APOLLO COURT, 188 FLAT 24 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £395,000 | 27/01/2025 | Flat |
| OPAL COURT, 172 50 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FZ | £480,000 | 10/11/2023 | Flat |
| APOLLO COURT, 188 FLAT 12 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £295,000 | 03/11/2023 | Flat |
| HALO, 158 99 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FW | £491,220 | 21/09/2023 | Flat |
| 120 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX | £310,000 | 28/07/2023 | Flat |
| APOLLO COURT, 188 FLAT 35 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £113,750 | 03/03/2023 | Flat |
| [Same street] ICONA POINT, 58 FLAT 45 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £475,000 | 26/01/2023 | Flat |
| [Same street] ICONA POINT, 58 FLAT 4 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £323,000 | 06/01/2023 | Flat |
| APOLLO COURT, 188 FLAT 27 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £315,000 | 20/12/2022 | Flat |
| APOLLO COURT, 188 FLAT 46 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £330,000 | 04/11/2022 | Flat |
| 92 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX | £290,000 | 16/08/2022 | Flat |
| APOLLO COURT, 188 FLAT 33 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £412,000 | 04/08/2022 | Flat |
| OPAL COURT, 172 37 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FZ | £555,000 | 28/07/2022 | Flat |
| APOLLO COURT, 188 FLAT 49 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £460,000 | 29/06/2022 | Flat |
| 30 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JU | £275,000 | 24/06/2022 | Flat |
| 92 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX | £190,000 | 14/04/2022 | Flat |

**Street average:** £382,250 (4 sales)
**Area average:** £353,561 (16 sales)

## Price vs local average

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

- **Local average:** £345,361 (54 Flat, E15, 2024–2026)
- **Deviation:** +15.8%

## 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, Glasshouse Gardens, E20 | £3,300/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Glasshouse Gardens, E20 | £3,100/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Flat, Glasshouse Gardens, E20 | £3,300/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Flat, Channelsea Road, E15 | £2,600/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Cherry Park Lane, E20 | £2,050/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £2,870/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.8×
- **Monthly cashflow:** £1,190/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.3%

*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).*

## Capital growth trend

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

- **5y growth:** -29.2%
- **10y growth:** 17.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -4.6%
- **5y growth (index):** -7.4%
- **10y growth (index):** 5.8%

## 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

Floor area

81 m²

Last sold

£440,000 Feb 2016

Local average

£345,361 (+15.8%)

Street crime

1624 incidents within 1 mile (May 2026)

Key features

Two Double Bedrooms
Stylish Modern Apartment
Open Plan Living
Two Bathrooms
Two Balconies
Concierge
Communal Gymnasium
Option of Parking Space

Additional details

Parking: Yes

Description

Guide Price £400,000 - £450,000. Set within this amazing landmark development, within a stones throw of the Olympic village, we are delighted to offer this wonderful two double bedroom, two bathroom apartment with two balconies, concierge and communal gymnasium. The property is bright and airy throughout and comprises two double bedrooms, two bathrooms (One En-Suite), an open plan living area which combines a fully fitted kitchen with integrated appliances, reception and two private balconies. Further benefits include twenty-four hour concierge service, on site gymnasium and is brought to the market on a chain free basis. Warton Road is superbly located within easy reach of central Stratford, where there are an abundance of transport options, allowing swift access into the City, Canary Wharf and of course the Eurostar into many European destinations. The Olympic Park is just moments away and of course Westfield Shopping Center with its countless shops, bars, restaurants and entertainment places. The property also has an option to purchase an underground parking space for £25,000.

ENTRANCE HALL
Wall mounted electric heater, wood effect floor, Built in storage cupboard housing hot water cylinder, doors to:-

BATHROOM
Paneled bath with shower mixer taps and shower screen, concealed plumbed low level WC, concealed plumbed hand wash basin with mixer taps, heated towel rail, tiled walls and floor, sunk halogen spotlights.

BEDROOM ONE - 13'1" (3.99m) x 11'0" (3.35m)
Floor to ceiling double glazed double doors to front and balcony, built in wardrobes, wall mounted electric heater, door to:-

EN-SUITE
Tiled shower cubicle, concealed plumbed low level WC, concealed plumbed hand wash basin with mixer taps, heated towel rail, tiled floor, sunk halogen spotlights.

BEDROOM TWO - 11'3" (3.43m) x 11'1" (3.38m)
Floor to ceiling double glazed windows to front, wall mounted electric heater.

OPEN PLAN LIVING AREA - 25'4" (7.72m) Max x 19'7" (5.97m) Max
Fully fitted kitchen with a range of wall and base units, rolled top work surface incorporating a one and a half bowl sink with mixer taps, glass splash back, integral plumbing for washing machine and dish washer, island housing integral oven and hob with overhead stainless steel canopy extractor, tiled floor, sunk halogen spotlights, double glazed window to side, double glazed French doors to front and balcony, wall mounted electric heater x 2, wood effect floor, sunk halogen spotlights.

OUTSIDE
Two Private Balconies to front with views over the city and river.

Communal Gymnasium.

PARKING SPACE
There is an allocated underground parking space which is available at a separate cost of £25,000

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Hackney

Knight Bishop

Reference: 54424307

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	19/02/2016 (10 years ago)	£440,000	—

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
ICONA POINT, 58 FLAT 102 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2LE	£385,000	07/11/2025	Flat
APOLLO COURT, 188 FLAT 42 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF	£360,000	31/10/2025	Flat
Same street ICONA POINT, 58 FLAT 32 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD	£336,000	29/07/2025	Flat
Same street ICONA POINT, 58 FLAT 7 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD	£395,000	02/05/2025	Flat
APOLLO COURT, 188 FLAT 24 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF	£395,000	27/01/2025	Flat
OPAL COURT, 172 50 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FZ	£480,000	10/11/2023	Flat
APOLLO COURT, 188 FLAT 12 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF	£295,000	03/11/2023	Flat
HALO, 158 99 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FW	£491,220	21/09/2023	Flat
120 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX	£310,000	28/07/2023	Flat
APOLLO COURT, 188 FLAT 35 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF	£113,750	03/03/2023	Flat
Same street ICONA POINT, 58 FLAT 45 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD	£475,000	26/01/2023	Flat
Same street ICONA POINT, 58 FLAT 4 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD	£323,000	06/01/2023	Flat
APOLLO COURT, 188 FLAT 27 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF	£315,000	20/12/2022	Flat
APOLLO COURT, 188 FLAT 46 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF	£330,000	04/11/2022	Flat
92 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX	£290,000	16/08/2022	Flat
APOLLO COURT, 188 FLAT 33 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF	£412,000	04/08/2022	Flat
OPAL COURT, 172 37 HIGH STREET, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2FZ	£555,000	28/07/2022	Flat
APOLLO COURT, 188 FLAT 49 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF	£460,000	29/06/2022	Flat
30 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JU	£275,000	24/06/2022	Flat
92 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX	£190,000	14/04/2022	Flat

Street average: £382,250 (4 sales)

Area average: £353,561 (16 sales)

Capital growth trend

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

5y growth -29.2%

10y growth 17.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Newham. Series: Flats and maisonettes. As of April 2026.

1y (index) -4.6%

5y (index) -7.4%

10y (index) 5.8%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: SPOTNEST LTD (11833595)

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 2JD

Address

58 Warton Road

Nearby

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

Type	Name	Distance
Bus stop	Warton Road	0.1 miles
Shop	Alma Express	0.1 miles
Shop	Amaranté London	0.1 miles
Train station	Pudding Mill Lane	0.3 miles
Train station	Stratford	0.4 miles
University	Arden University Stratford Campus	0.4 miles
Hospital	A&E Department	2.1 miles
Hospital	Rainbow Ward	2.1 miles
University	NTU London	2.9 miles

Street-level crime

Category	Count
Anti-social behaviour	363
Violence and sexual offences	328
Shoplifting	178
Theft from the person	168
Other theft	145
Vehicle crime	96
Public order	80
Burglary	68
Drugs	68
Robbery	64
Bicycle theft	37
Other crime	19
Possession of weapons	9
Criminal damage and arson	1
Total incidents	1624

Within 1 mile during May 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
Carpenters Primary School	Primary	0.1 miles	Good — 25 Feb 2016
Bobby Moore Academy	Other	0.3 miles	Good — 10 Dec 2021
London Academy of Excellence	Other	0.3 miles	— (No rating)
School 360	Primary	0.4 miles	Good — 2 Feb 2024
John F Kennedy Special School	Other	0.5 miles	Outstanding — 24 May 2017

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, Glasshouse Gardens, E20	£3,300/mo	2	0.25 miles	OpenRent
2 Bed Flat, Glasshouse Gardens, E20	£3,100/mo	2	0.28 miles	OpenRent
2 Bed Flat, Glasshouse Gardens, E20	£3,300/mo	2	0.28 miles	OpenRent
2 Bed Flat, Channelsea Road, E15	£2,600/mo	2	0.34 miles	OpenRent
2 Bed Flat, Cherry Park Lane, E20	£2,050/mo	2	0.35 miles	OpenRent

Average rent: £2,870/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.78%

Max investor price (0.8%) £387,500

Target investor price (1%) £310,000

Gross yield 9.3%

Cost-to-rent ratio 10.8×

Monthly cashflow £1,190/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.3%

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).