# 2 bedroom flat for sale (E15 2JD) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 45, ICONA POINT, 58, WARTON ROAD, LONDON, STRATFORD, GREATER LONDON E15 2JD | | Price | £475,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Construction age | England and Wales: 2007-2011 | | Floor area | 71 m² | | Last sold | £475,000 Jan 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 01/11/2027 - **Current heating cost:** £211/year ### Recommendations - E (50) - L2 (1,800) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8053-7829-5739-1482-3902) ## Description Beautifully presented two double bedroom flat in the heart of Stratford. Sixth floor and boasting amazing South/West views with modern kitchen, lounge, floor-to-ceiling windows throughout, and a private full-length balcony accessible from both bedrooms and the lounge. Two good size bedrooms with en-suite in the primary bedroom, storage in hall, 24-hour concierge, lifts, and residents gym. Ideally located in Stratford which includes the vibrant shopping centre of Westfield, with its many retails outlets, trendy bars, restaurants and casino. Nearest Stations are Pudding Mill DLR and Stratford International which is served by London Underground, London Overground and Docklands Light Railway. ## Property Photos - ![Exterior](/listings/photos/124524971/1167582) - Exterior - ![Living Room](/listings/photos/124524971/1167584) - Living Room - ![Kitchen](/listings/photos/124524971/1167586) - Kitchen - ![Bedroom 1](/listings/photos/124524971/1167587) - Bedroom 1 - ![Bathroom](/listings/photos/124524971/1167588) - Bathroom - ![Balcony](/listings/photos/124524971/1167590) - Balcony - ![Living Room](/listings/photos/124524971/1167591) - Living Room - ![Bedroom 2](/listings/photos/124524971/1167592) - Bedroom 2 - ![View](/listings/photos/124524971/1167593) - View - ![Exterior](/listings/photos/124524971/1167594) - Exterior - ![Night View](/listings/photos/124524971/1167596) - Night View - ![Bridge](/listings/photos/124524971/1167597) - Bridge - ![Icona Point](/listings/photos/124524971/1167598) - Icona Point - ![Concierge](/listings/photos/124524971/1167599) - Concierge - ![View](/listings/photos/124524971/1167600) - View - ![View From Balcony](/listings/photos/124524971/1167601) - View From Balcony - ![Balcony](/listings/photos/124524971/1167602) - Balcony - ![Kitchen](/listings/photos/124524971/1167603) - Kitchen - ![Hallway](/listings/photos/124524971/1167604) - Hallway - ![Bathroom](/listings/photos/124524971/1167605) - Bathroom - ![En-Suite](/listings/photos/124524971/1167606) - En-Suite - ![En-Suite](/listings/photos/124524971/1167607) - En-Suite - ![Bedroom 1](/listings/photos/124524971/1167608) - Bedroom 1 - ![Bedroom 1](/listings/photos/124524971/1167609) - Bedroom 1 - ![Bedroom 1](/listings/photos/124524971/1167610) - Bedroom 1 - ![Bedroom 2](/listings/photos/124524971/1167611) - Bedroom 2 - ![Bedroom 2](/listings/photos/124524971/1167612) - Bedroom 2 - ![Living Room](/listings/photos/124524971/1167613) - Living Room - ![Living Room](/listings/photos/124524971/1167614) - Living Room - ![Living Room](/listings/photos/124524971/1167616) - Living Room - ![Living Room](/listings/photos/124524971/1167617) - Living Room ## Floorplans - ![Floorplan](/listings/photos/124524971/1167618) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/124524971/1167620) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ICONA POINT, 58 FLAT 45 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £475,000 | 26/01/2023 | Flat | | ICONA POINT, 58 FLAT 45 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £435,000 | 22/11/2018 | 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 | | ICONA POINT, 58 FLAT 32 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £336,000 | 29/07/2025 | Flat | | 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 | | 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 | **Area average:** £353,209 (19 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £345,361 (54 Flat, E15, 2024–2026) - **Deviation:** +37.5% ## 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:** 0.65% (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:** 7.8% - **Cost-to-rent:** 12.8× - **Monthly cashflow:** £894/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 7.8% *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:** £6,690/m² ## 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)