# 3 bedroom flat for sale (E20 1HL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1, RUCKHOLT HOUSE, 15, DERNY AVENUE, LONDON, GREATER LONDON E20 1HL |
| Price | £750,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Floor area | 97 m² |
| Last sold | £720,000 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 03/06/2029
- **Current heating cost:** £202/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8771-7236-5720-5934-8902)

## Description

Arranged on the ground floor, this excellently presented 3 bedroom apartment boasts a bright open plan kitchen/reception room, 3 ample bedrooms and 2 bath/shower rooms.

The property is set in an excellent location close to the amenities and transport links of Stratford, as well as the open spaces of the Queen Elizabeth Olympic Park. 

Please use the reference CHPK5110364 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/152972033/748943)
- ![Photo](/listings/photos/152972033/748944)
- ![Photo](/listings/photos/152972033/748945)
- ![Photo](/listings/photos/152972033/748946)
- ![Photo](/listings/photos/152972033/748947)
- ![Photo](/listings/photos/152972033/748948)
- ![Photo](/listings/photos/152972033/748949)
- ![Photo](/listings/photos/152972033/748950)
- ![Photo](/listings/photos/152972033/748951)
- ![Photo](/listings/photos/152972033/748952)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/152972033/748953) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/152972033/748954) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/152972033/748955) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| RUCKHOLT HOUSE, 15 1 DERNY AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E20 1HL | £720,000 | 12/09/2025 | Flat |
| RUCKHOLT HOUSE, 15 1 DERNY AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E20 1HL | £600,000 | 26/09/2019 | 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 |
|---------|-------|------|------|
| AURELIA HOUSE, 10 FLAT 30 SUNRISE CLOSE, LONDON, NEWHAM, GREATER LONDON, E20 1DT | £659,000 | 15/12/2025 | Flat |
| HYETT COURT 14 HONOUR LEA AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E20 1HH | £640,000 | 31/07/2025 | Flat |
| HYETT COURT, 2 4 PELOTON AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E20 1HJ | £655,000 | 30/01/2025 | Flat |
| PLATAMONE HOUSE, 13 8 DERNY AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E20 1HL | £665,000 | 13/09/2023 | Flat |
| LUCIA HEIGHTS, 23 FLAT 24 LOGAN CLOSE, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1FF | £545,000 | 14/07/2023 | Flat |
| AURELIA HOUSE, 10 FLAT 20 SUNRISE CLOSE, LONDON, NEWHAM, GREATER LONDON, E20 1DT | £680,000 | 14/07/2023 | Flat |
| 20 AND 20A DERNY AVENUE, LONDON, NEWHAM, GREATER LONDON, E20 1LG | £1,380,000 | 30/12/2022 | Flat |
| AURELIA HOUSE, 10 FLAT 24 SUNRISE CLOSE, LONDON, NEWHAM, GREATER LONDON, E20 1DT | £250,000 | 15/12/2022 | Flat |
| 22 VILLIERS GARDENS, LONDON, NEWHAM, GREATER LONDON, E20 1GW | £348,655 | 14/12/2022 | Flat |
| FESTIVE MANSIONS, 10 FLAT 29 NAPA CLOSE, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1EA | £580,000 | 11/11/2022 | Flat |
| FESTIVE MANSIONS, 10 FLAT 13 NAPA CLOSE, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1EA | £135,000 | 26/08/2022 | Flat |
| RYE MANSIONS, 23 FLAT 41 NAPA CLOSE, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1ED | £327,000 | 24/08/2022 | Flat |
| KARNER HOUSE, 14 8 LOGAN CLOSE, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1EZ | £635,000 | 01/07/2022 | Flat |
| FESTIVE MANSIONS, 10 FLAT 31 NAPA CLOSE, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1EA | £565,000 | 28/06/2022 | Flat |
| HYETT COURT, 1 1 DERNY AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E20 1HL | £799,995 | 01/06/2022 | Flat |
| GOSWELL COURT FLAT 3 HONOUR LEA AVENUE, LONDON, NEWHAM, GREATER LONDON, E20 1LL | £155,750 | 24/05/2022 | Flat |
| AURELIA HOUSE, 10 FLAT 2 SUNRISE CLOSE, LONDON, NEWHAM, GREATER LONDON, E20 1DT | £603,000 | 06/05/2022 | Flat |
| FESTIVE MANSIONS, 10 FLAT 11 NAPA CLOSE, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1EA | £137,500 | 22/04/2022 | Flat |
| TITAN HOUSE, 11 FLAT 14 NAPA CLOSE, LONDON, NEWHAM, GREATER LONDON, E20 1EB | £625,000 | 12/04/2022 | Flat |
| 53 VILLIERS GARDENS, LONDON, NEWHAM, GREATER LONDON, E20 1GW | £655,500 | 25/03/2022 | Flat |

**Area average:** £552,070 (20 sales)

## Price vs local average

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

- **Local average:** £624,175 (20 Flat, E20, 2024–2026)
- **Deviation:** +20.2%

## 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 Outer East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,670/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 |
|------|------|------|------|------|
| 3 Bed Flat, Derny Avenue, E20 | £3,900/mo | 3 | 0.04 miles | OpenRent |

**Average rent: £3,900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £487,500
- **Target investor price (1%):** £390,000

*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 £3,900/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16×
- **Monthly cashflow:** £531/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.9%

*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:** £7,732/m²

## Capital growth trend

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

- **5y growth:** 6%
- **10y growth:** 30.6%

## 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)