Sold STC Flat

FLAT 13

FESTUCA HOUSE, 38, MIRABELLE GARDENS, LONDON, OLYMPIC PARK, GREATER LONDON E20 1BR

2 beds 2 baths 743 sq ft Listed 24 Dec 2022 (-1257d)

£565,000

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Property details

Tenure

LEASEHOLD (116 years remaining on lease)

Floor area

69 m²

Council tax band

D

EPC rating

B

Year built

England and Wales: 2007-2011

Last sold

£560,000 Aug 2023

Price per m²

£8,188/m²

Local average

£619,132 (-8.7%)

Street crime

1357 incidents within 1 mile (Mar 2026)

Key features

  • Two Bed Two Bathroom (1 en suite)
  • Hardwood Flooring to Both Bedrooms
  • 735sqft
  • West Facing
  • XL Balcony with Bedroom Access
  • Bespoke Features Throughout
  • Fully Integrated O/P Kitchen w/ pull-out Pantry
  • Built in Wardrobes
  • Local Bars, Cafes, Fitness Facitilites and Restaurants
  • Walkable Distance to Stratford Station (Zones 2/3)

Additional details

Garden
Communal garden

Description

"My inspiration has influences from the Art Deco era and my travels from China, India and Asia. I love the bold colours and statement pieces and how they work together, continuing the theme onto the balcony, which has provided a great place to relax and enjoy the summer days and nights".

We couldn't have put it better ourselves. An accomplished example of a house turned home, Alexander Rose Estates presents this gorgeously decorated and maintained property, in the very centre of the Former Athlete's Village, E20.

Offering a wealth of bespoke features, from hardwood flooring to both bedrooms, a bold but contrasting paint scheme or even the gold metallic glass fan- tiled splashback, the property oozes creativity across its’ 735sqft floorplate.

On the subject of layouts, with the bedrooms being on either side of the living space, you have the flexibility to curate a guest bedroom, home office, or private gym(!), with both bedrooms serviced by bathrooms (one en suite). However, our favourite feature has to be the unusually long, West facing balcony, which can be accessed either from the open plan kitchen – reception, or the premier bedroom, and overlooks the private podium gardens on the first floor.

From the Far East to East Village, you have arrived at your destination.

Leasehold Information

Number of years remaining on the lease: 116 years

Current ground rent and any review period:
- £350 per year
- 1 year

Current service charge and any review period:
- £2,300 per year
- 1 year

Council tax band: D

Listed by

Covering Stratford

Robinhurst Ventures UK LTD T/A Keller Williams

Reference: 130215296

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 16/12/2022

Current heating cost: £146/year

Potential heating cost: £150/year

Est. upgrade cost to C: £678

Recommendations

  • Add additional 80 mm jacket to hot water cylinder (£15 - £30)
  • Heat recovery system for mixer showers (£585 - £725)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

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EPC Graphs

EPC 1

EPC 1

Price history

Event Date Price % change
Sold 18/08/2023 (2 years ago) £560,000 —

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
CAVESSON HOUSE, 2 FLAT 37 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ £360,000 03/11/2025 Flat
FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR £585,000 03/02/2025 Flat
KALEIDOSCOPE HOUSE, 25 FLAT 29 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BU £476,000 05/12/2023 Flat
FESTUCA HOUSE, 38 FLAT 19 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR £568,500 03/11/2023 Flat
MOGUL BUILDING, 4 FLAT 12 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY £545,050 11/08/2023 Flat
MOGUL BUILDING, 4 FLAT 28 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY £400,000 31/07/2023 Flat
VESTA HOUSE, 4 FLAT 97 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT £555,000 12/07/2023 Flat
CAVESSON HOUSE, 2 FLAT 48 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ £456,000 21/06/2023 Flat
SADDLERS HOUSE, 13 FLAT 50 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AX £430,000 06/06/2023 Flat
FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR £543,000 28/04/2023 Flat
GALENA HEIGHTS, 47 FLAT 22 MIRABELLE GARDENS, LONDON, NEWHAM, GREATER LONDON, E20 1BS £160,000 19/12/2022 Flat
CAVESSON HOUSE, 2 FLAT 38 RIBBONS WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AZ £344,500 16/12/2022 Flat
FESTUCA HOUSE, 38 FLAT 17 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR £540,000 01/12/2022 Flat
VESTA HOUSE, 4 FLAT 117 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT £575,000 27/10/2022 Flat
VESTA HOUSE, 4 FLAT 100 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT £525,000 21/10/2022 Flat
FESTUCA HOUSE, 38 FLAT 27 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR £560,000 26/09/2022 Flat
VESTA HOUSE, 4 FLAT 107 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT £560,000 20/09/2022 Flat
VEGA HOUSE, 17 FLAT 35 PRIZE WALK, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1AB £357,500 16/09/2022 Flat
MOGUL BUILDING, 4 FLAT 8 PROSPECT ROW, LONDON, NEWHAM, GREATER LONDON, E15 1FY £390,000 26/08/2022 Flat
VESTA HOUSE, 4 FLAT 110 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E20 1GT £550,000 04/07/2022 Flat

Area average: £474,028 (20 sales)

Capital growth trend

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

5y growth 45%
10y growth 10.4%

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

1y (index) -8.1%
5y (index) -11.7%
10y (index) 2.9%

Rental Range

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

Low £1,726/mo
Realistic £1,918/mo
Optimistic £2,110/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Outer East London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E20 1BR

Address

37 Mirabelle Gardens

Nearby

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

Type Name Distance
Bus stop Sir Ludwig Guttmann Health Centre 0.0 miles
Shop Mail Boxes Etc. 0.1 miles
Shop Regency Beauty 0.1 miles
Train station Stratford International DLR 0.2 miles
Train station Stratford International 0.2 miles
University Arden University Stratford Campus 0.4 miles
Hospital A&E Department 2.4 miles
Hospital Rainbow Ward 2.4 miles
University NTU London 3.4 miles

Street-level crime

Category Count
Anti-social behaviour 282
Violence and sexual offences 233
Shoplifting 190
Theft from the person 135
Other theft 123
Vehicle crime 89
Drugs 67
Criminal damage and arson 66
Public order 56
Robbery 48
Burglary 39
Bicycle theft 15
Other crime 9
Possession of weapons 5
Total incidents 1357

Within 1 mile during Mar 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
Harris Academy Chobham Other 0.1 miles Outstanding — 10 Jul 2015
Ronald Openshaw Nursery School Nursery 0.2 miles Outstanding — 2 Jul 2023
Colegrave Primary School Primary 0.3 miles Outstanding — 12 Jul 2017
Hafs Academy Other 0.4 miles Inadequate — 19 Nov 2023
Education Links Other 0.4 miles Good — 11 Sep 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, St. Paul's Drive, E15 £1,899/mo 2 0.24 miles OpenRent
2 Bed Flat, Angel Lane, E15 £2,550/mo 2 0.35 miles OpenRent
2 Bed Flat, Windmill Lane, E15 £2,200/mo 2 0.4 miles OpenRent
2 Bed Flat, High Road Leyton, E15 £1,800/mo 2 0.41 miles OpenRent
2 Bed Flat, Waddington St, E15 £1,750/mo 2 0.41 miles OpenRent

Average rent: £2,040/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%
Max investor price (0.8%) £237,375
Target investor price (1%) £189,900
Gross yield 4%
Cost-to-rent ratio 24.8×
Monthly cashflow £-541/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -4%
  • 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).