# 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 | | Construction age | England and Wales: 2007-2011 | | Floor area | 81 m² | | Last sold | £440,000 Feb 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 01/07/2034 - **Current heating cost:** £317/year - **Est. upgrade cost to C:** £1,500 ### Recommendations - L2 (£1,200 - £1,800) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4206-2454-1002-1503-3202) ## 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. ## 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:** £348,173 (55 Flat, E15, 2024–2026) - **Deviation:** +14.9% ## 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).* ## Price per Square Metre - **£/m²:** £4,938/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -28.2% - **10y growth:** 18.5% ## 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)