Sold Semi-detached

2 HEATHFIELD CLOSE

LONDON, GREATER LONDON E16 3SS

2 beds 1 baths 60 m² Listed 4 Apr 2026 (-118d)

£475,000

Guide Price

Reduced on 8 May 2026

Save

# 2 bedroom semi-detached house for sale (E16 3SS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 HEATHFIELD CLOSE, LONDON, GREATER LONDON E16 3SS |
| Price | £475,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £472,000 Jun 2023 |

## Description

Guide Price - £475,000 - £500,000

Situated within a quiet and well-established residential setting, this attractive two double bedroom semi-detached freehold house offers bright and well-balanced accommodation, making it an excellent opportunity for first-time buyers, families, or investors alike.

The ground floor comprises a spacious reception room, a separate modern kitchen, and a bright conservatory providing additional living space with direct access to the garden. Upstairs, the property offers two well-proportioned double bedrooms and a family bathroom.

The current owners have recently refurbished the property, including new flooring and fresh décor throughout, allowing buyers to move straight in with minimal work required.

Externally, the property benefits from a good-sized, low-maintenance rear garden, along with the added advantage of a private garage and off-street parking.

Location

The property is conveniently located within walking distance of Beckton Park DLR and Beckton DLR stations, providing excellent transport links to Canary Wharf, Stratford and the City.

Local amenities are plentiful, including Asda Beckton Superstore, Gallions Reach retail park, and a variety of shops, cafés and restaurants nearby. Families will also appreciate the proximity to well-regarded schools such as Windsor Primary School and Kingsford Community School, along with the open green spaces and walking routes around Beckton Park.

This is a well-positioned home in a popular and convenient East London location.

## Property Photos

- ![Picture No. 32](/listings/photos/174107489/1652550) - Picture No. 32
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- ![1429891-3-69b7e4a...](/listings/photos/174107489/1652558) - 1429891-3-69b7e4a...
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- ![Google Maps Image](/listings/photos/174107489/1652566) - Google Maps Image

## Floorplans

- ![1429891 L.jpg](/listings/photos/174107489/1652567) - 1429891 L.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/174107489/1652568) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 HEATHFIELD CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3SS | £472,000 | 19/06/2023 | Semi-detached |
| 2 HEATHFIELD CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3SS | £415,750 | 22/10/2018 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 VANBRUGH CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3TG | £425,000 | 18/10/2023 | Semi-detached |
| 6 SULLIVAN AVENUE, LONDON, NEWHAM, GREATER LONDON, E16 3LJ | £445,000 | 11/08/2023 | Semi-detached |
| 87 COLMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E16 3JZ | £415,000 | 28/07/2023 | Semi-detached |
| 14 HOGARTH CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3SR | £311,000 | 23/11/2022 | Semi-detached |
| 63 FULMER ROAD, LONDON, NEWHAM, GREATER LONDON, E16 3TE | £410,000 | 02/11/2022 | Semi-detached |
| 11 ST MICHAELS CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3TQ | £390,000 | 14/04/2022 | Semi-detached |
| 78 FULMER ROAD, LONDON, NEWHAM, GREATER LONDON, E16 3TF | £500,000 | 17/02/2022 | Semi-detached |
| 15 HOGARTH CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3SR | £380,000 | 27/09/2021 | Semi-detached |
| 24 FULMER ROAD, LONDON, NEWHAM, GREATER LONDON, E16 3TF | £560,000 | 27/08/2021 | Semi-detached |
| 10 FIRBANK CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3SP | £398,000 | 16/08/2021 | Semi-detached |

**Area average:** £423,400 (10 sales)

## Price vs local average

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

- **Local average:** £491,667 (3 Semi-detached, E16, 2024–2026)
- **Deviation:** -3.4%

## Rental Range

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

- **Low:** £1,735/mo
- **Realistic:** £1,928/mo
- **Optimistic:** £2,121/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 Terraced House, Linton Gardens, E6 | £1,950/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £1,950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.3×
- **Monthly cashflow:** £-141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*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; Semi-detached series; as of April 2026.*

- **1y growth (index):** -0.9%
- **5y growth (index):** 4.1%
- **10y growth (index):** 24.1%

## 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)

Picture No. 32 Picture No. 45 Picture No. 33 Picture No. 37 Picture No. 36 Picture No. 31 Picture No. 43 Picture No. 42 1429891-3-69b7e4a... Picture No. 35 Picture No. 44 1429891-7-69b7e51... Picture No. 41 Picture No. 40 Picture No. 39 Picture No. 24 Google Maps Image

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Property details

Tenure

FREEHOLD

Floor area

60 m²

Council tax band

Last sold

£472,000 Jun 2023

Local average

£491,667 (-3.4%)

Deprivation

Decile 4 (11,874 of 33,755)

Street crime

876 incidents within 1 mile (May 2026)

Key features

Two double bedroom semi-detached freehold house
No Onward Chain
Bright reception room and conservatory
Separate modern kitchen
Private garage and off-street parking
Low-maintenance rear garden
Walking distance to Beckton Park & Beckton DLR stations
Close to local schools, shops and Beckton Park

Additional details

Parking: Yes
Garden: Yes

Description

Guide Price - £475,000 - £500,000

Situated within a quiet and well-established residential setting, this attractive two double bedroom semi-detached freehold house offers bright and well-balanced accommodation, making it an excellent opportunity for first-time buyers, families, or investors alike.

The ground floor comprises a spacious reception room, a separate modern kitchen, and a bright conservatory providing additional living space with direct access to the garden. Upstairs, the property offers two well-proportioned double bedrooms and a family bathroom.

The current owners have recently refurbished the property, including new flooring and fresh décor throughout, allowing buyers to move straight in with minimal work required.

Externally, the property benefits from a good-sized, low-maintenance rear garden, along with the added advantage of a private garage and off-street parking.

Location

The property is conveniently located within walking distance of Beckton Park DLR and Beckton DLR stations, providing excellent transport links to Canary Wharf, Stratford and the City.

Local amenities are plentiful, including Asda Beckton Superstore, Gallions Reach retail park, and a variety of shops, cafés and restaurants nearby. Families will also appreciate the proximity to well-regarded schools such as Windsor Primary School and Kingsford Community School, along with the open green spaces and walking routes around Beckton Park.

This is a well-positioned home in a popular and convenient East London location.

Listed by

Ilford

Leaders and Romans Group

Reference: 174107489

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

1429891 L.jpg

EPC Graphs

EPC Rating Graph

Price history

14% since 2018

Event	Date	Price	% change
Sold	19/06/2023 (3 years ago)	£472,000	+13.5%
Sold	22/10/2018 (7 years ago)	£415,750	—

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
10 VANBRUGH CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3TG	£425,000	18/10/2023	Semi-detached
6 SULLIVAN AVENUE, LONDON, NEWHAM, GREATER LONDON, E16 3LJ	£445,000	11/08/2023	Semi-detached
87 COLMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E16 3JZ	£415,000	28/07/2023	Semi-detached
14 HOGARTH CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3SR	£311,000	23/11/2022	Semi-detached
63 FULMER ROAD, LONDON, NEWHAM, GREATER LONDON, E16 3TE	£410,000	02/11/2022	Semi-detached
11 ST MICHAELS CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3TQ	£390,000	14/04/2022	Semi-detached
78 FULMER ROAD, LONDON, NEWHAM, GREATER LONDON, E16 3TF	£500,000	17/02/2022	Semi-detached
15 HOGARTH CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3SR	£380,000	27/09/2021	Semi-detached
24 FULMER ROAD, LONDON, NEWHAM, GREATER LONDON, E16 3TF	£560,000	27/08/2021	Semi-detached
10 FIRBANK CLOSE, LONDON, NEWHAM, GREATER LONDON, E16 3SP	£398,000	16/08/2021	Semi-detached

Area average: £423,400 (10 sales)

Capital growth trend

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

1y (index) -0.9%

5y (index) 4.1%

10y (index) 24.1%

Rental Range

Estimated market rent for Newham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,735/mo

Realistic £1,928/mo

Optimistic £2,121/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Cambridge: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E16 3SS

Nearby

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

Type	Name	Distance
Bus stop	Beckton School	0.1 miles
Bus stop	Sullivan Avenue	0.1 miles
Shop	Tollgate Local	0.2 miles
Shop	D.S.K.	0.2 miles
Hospital	Neonatal Unit, L1 Z2	0.3 miles
Hospital	A&E Department	0.4 miles
Train station	Prince Regent	0.7 miles
Train station	Royal Albert	0.7 miles
University	Escape Studios	1.9 miles
University	Arden University Stratford Campus	2.7 miles

Street-level crime

Category	Count
Violence and sexual offences	264
Anti-social behaviour	186
Vehicle crime	112
Other theft	87
Public order	46
Theft from the person	39
Shoplifting	34
Robbery	31
Drugs	26
Burglary	18
Other crime	13
Possession of weapons	8
Bicycle theft	6
Criminal damage and arson	6
Total incidents	876

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
Tollgate Primary School	Primary	0.2 miles	Outstanding — 2 Feb 2023
Cumberland Community School	Secondary	0.3 miles	Good — 10 Nov 2022
Scott Wilkie Primary School	Primary	0.3 miles	Outstanding — 14 Aug 2023
Ellen Wilkinson Primary School	Primary	0.3 miles	Good — 4 May 2023
Brampton Manor Academy	Secondary	0.3 miles	Outstanding — 15 Mar 2018

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 Terraced House, Linton Gardens, E6	£1,950/mo	2	0.47 miles	OpenRent

Average rent: £1,950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £243,750

Target investor price (1%) £195,000

Gross yield 4.9%

Cost-to-rent ratio 20.3×

Monthly cashflow £-141/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.2%

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).