Sold Flat

41 HALLYWELL CRESCENT

LONDON, GREATER LONDON E6 5XP

2 beds 1 baths 409 sq ft Listed 21 Sep 2022 (-1399d)

£250,000

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# 2 bedroom flat for sale (E6 5XP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 41 HALLYWELL CRESCENT, LONDON, GREATER LONDON E6 5XP |
| Price | £250,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 38 m² |
| Last sold | £239,000 Dec 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 13/09/2029
- **Current heating cost:** £283/year
- **Est. upgrade cost to C:** £6,160

### Recommendations
- A (£100 - £350)
- E (£35)
- L2 (£800 - £1,200)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8005-7246-5729-9497-1113)

## Description

**** **** A VACANT 2 BEDROOM SECOND FLOOR PURPOSE BUILT FLAT. LONG LEASE (950+ YEARS). OFF STREET PARKING. O/PLAN LOUNGE/KITCHEN. BATHROOM. KEYS AVAILABLE FOR IMMEDIATE VIEWING. REQUIRES SOME WORK. EASY ACCESS TO BECKTON SHOPPING CENTRE AND DLR. RECOMMENDED.

**COMMUNAL** **ENTRANCE** **HALL** **** Stairs to second floor landing. Further door to:

**ENTRANCE** **HALL** **** Night storage heater. Loft access.

**OPEN** **PLAN** **LOUNGE/KITCHEN** **20' x 10' (6.1m x 3.05m)** Casement windows to three aspects. A range of base and eye level cupboard units. Stainless steel single drainer sink with mixer tap. Plumber for automatic washing machine. Night storage heater.

**** ****

**BEDROOM** **1** **11' x 10' (3.35m x 3.05m)** Casement window to front elevation. Night storage heater.

**** ****

**BEDROOM** **2** **10' x 7' (3.05m x 2.13m)** Casement window to rear elevation. Night storage heater.

**BATHROOM** **6' x 5' (1.83m x 1.52m)** White bath suite comprising panelled bath, pedestal wash hand basin, low level wc.

## Property Photos

- ![Front](/listings/photos/127275659/1171378) - Front
- ![Front](/listings/photos/127275659/1171379) - Front
- ![Lnge/Kit](/listings/photos/127275659/1171380) - Lnge/Kit
- ![Lnge/Kit](/listings/photos/127275659/1171381) - Lnge/Kit
- ![Bedroom 1](/listings/photos/127275659/1171382) - Bedroom 1
- ![Bedroom 1](/listings/photos/127275659/1171383) - Bedroom 1
- ![Bedroom 2](/listings/photos/127275659/1171384) - Bedroom 2
- ![Bedroom 2](/listings/photos/127275659/1171385) - Bedroom 2
- ![Bathroom](/listings/photos/127275659/1171386) - Bathroom
- ![Car Park](/listings/photos/127275659/1171387) - Car Park

## EPC Graphs

- ![EPC Front Page](/listings/photos/127275659/1171388) - EPC Front Page

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15645287
- **Address:** 41 Hallywell Crescent, LONDON, E6 5XP
- **Certificate Issued:** 05/03/2023
- **Work Completed:** 22/02/2023
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41 HALLYWELL CRESCENT, LONDON, NEWHAM, GREATER LONDON, E6 5XP | £239,000 | 15/12/2022 | 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 |
|---------|-------|------|------|
| 33 HARRIER WAY, LONDON, NEWHAM, GREATER LONDON, E6 5YP | £195,000 | 16/12/2025 | Flat |
| 36 ALBATROSS CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5NX | £265,000 | 15/10/2025 | Flat |
| 18 BOWYER CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5XU | £220,000 | 10/01/2025 | Flat |
| 26 VISCOUNT DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XQ | £260,000 | 07/07/2023 | Flat |
| [Same street] 2 HALLYWELL CRESCENT, LONDON, NEWHAM, GREATER LONDON, E6 5XP | £242,500 | 08/02/2023 | Flat |
| 26 ALBATROSS CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5NX | £280,000 | 30/11/2022 | Flat |
| 34 VISCOUNT DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XQ | £235,000 | 25/11/2022 | Flat |
| 7 AMBASSADOR GARDENS, LONDON, NEWHAM, GREATER LONDON, E6 5XH | £225,000 | 01/11/2022 | Flat |
| 52 FLEETWOOD COURT, LONDON, NEWHAM, GREATER LONDON, E6 5XZ | £260,000 | 18/10/2022 | Flat |
| 109 HALLYWELL CRESCENT, LONDON, NEWHAM, GREATER LONDON, E6 5XR | £245,000 | 09/09/2022 | Flat |
| 3 AMBASSADOR GARDENS, LONDON, NEWHAM, GREATER LONDON, E6 5XH | £184,000 | 07/09/2022 | Flat |
| 24 VISCOUNT DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XQ | £297,000 | 05/08/2022 | Flat |
| 261 TOLLGATE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 5XW | £235,000 | 14/07/2022 | Flat |
| 6 FLEETWOOD COURT, LONDON, NEWHAM, GREATER LONDON, E6 5XY | £240,000 | 08/07/2022 | Flat |
| 29 VISCOUNT DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XQ | £265,000 | 04/07/2022 | Flat |
| 3 ALBATROSS CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5NX | £270,000 | 14/04/2022 | Flat |
| 37 HARRIER WAY, LONDON, NEWHAM, GREATER LONDON, E6 5YP | £210,000 | 31/03/2022 | Flat |
| 65 HARRIER WAY, LONDON, NEWHAM, GREATER LONDON, E6 5YP | £278,000 | 21/03/2022 | Flat |
| 14 ALBATROSS CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5NX | £265,000 | 18/02/2022 | Flat |
| 8 CONCORDE DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XL | £225,000 | 04/02/2022 | Flat |
| 75 HARRIER WAY, LONDON, NEWHAM, GREATER LONDON, E6 5YP | £282,000 | 28/01/2022 | Flat |

**Street average:** £242,500 (1 sale)
**Area average:** £246,800 (20 sales)

## Price vs local average

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

- **Local average:** £249,531 (32 Flat, E6, 2024–2026)
- **Deviation:** +0.2%

## 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):** £1,396/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, Grain Apartments, E16 | £2,300/mo | 2 | 0.9 miles | OpenRent |

**Average rent: £2,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 11%
- **Cost-to-rent:** 9.1×
- **Monthly cashflow:** £1,060/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.6%

*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:** £6,579/m²

## Capital growth trend

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

- **5y growth:** -15.7%
- **10y growth:** 7%

## 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)

Front Front Lnge/Kit Lnge/Kit Bedroom 1 Bedroom 1 Bedroom 2 Bedroom 2 Bathroom Car Park

/ 10

Property details

Tenure

LEASEHOLD

Floor area

38 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£239,000 Dec 2022

Price per m²

£6,579/m²

Local average

£249,531 (+0.2%)

Street crime

535 incidents within 1 mile (May 2026)

Key features

2 BEDROOMS
O/PLAN LOUNGE/KITCHEN
LONG LEASE
VACANT
OFF STREET PARKING
INVESTMENT POTENTIAL

Additional details

Parking: Allocated

Description

** A VACANT 2 BEDROOM SECOND FLOOR PURPOSE BUILT FLAT. LONG LEASE (950+ YEARS). OFF STREET PARKING. O/PLAN LOUNGE/KITCHEN. BATHROOM. KEYS AVAILABLE FOR IMMEDIATE VIEWING. REQUIRES SOME WORK. EASY ACCESS TO BECKTON SHOPPING CENTRE AND DLR. RECOMMENDED.

COMMUNAL ENTRANCE HALL Stairs to second floor landing. Further door to:

ENTRANCE HALL Night storage heater. Loft access.

OPEN PLAN LOUNGE/KITCHEN 20' x 10' (6.1m x 3.05m) Casement windows to three aspects. A range of base and eye level cupboard units. Stainless steel single drainer sink with mixer tap. Plumber for automatic washing machine. Night storage heater.

BEDROOM 1 11' x 10' (3.35m x 3.05m) Casement window to front elevation. Night storage heater.

BEDROOM 2 10' x 7' (3.05m x 2.13m) Casement window to rear elevation. Night storage heater.

BATHROOM 6' x 5' (1.83m x 1.52m)** White bath suite comprising panelled bath, pedestal wash hand basin, low level wc.

Listed by

Plaistow

Michael Steven

Reference: 127275659

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 14/09/2019

Expiry date: 13/09/2029

Current heating cost: £283/year

Potential heating cost: £135/year

Est. upgrade cost to C: £6,160

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Low energy lighting for all fixed outlets (£35)
High heat retention storage heaters and dual immersion cylinder (£800 - £1,200)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC Front Page

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #15645287 Recent

Property Details

Street: 41 Hallywell Crescent

Town: LONDON

Postcode: E6 5XP

Installation Details

Items: 5 windows

Certificate Issued: 05/03/2023

Work Completed: 22/02/2023

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	15/12/2022 (3 years ago)	£239,000	—

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
33 HARRIER WAY, LONDON, NEWHAM, GREATER LONDON, E6 5YP	£195,000	16/12/2025	Flat
36 ALBATROSS CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5NX	£265,000	15/10/2025	Flat
18 BOWYER CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5XU	£220,000	10/01/2025	Flat
26 VISCOUNT DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XQ	£260,000	07/07/2023	Flat
Same street 2 HALLYWELL CRESCENT, LONDON, NEWHAM, GREATER LONDON, E6 5XP	£242,500	08/02/2023	Flat
26 ALBATROSS CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5NX	£280,000	30/11/2022	Flat
34 VISCOUNT DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XQ	£235,000	25/11/2022	Flat
7 AMBASSADOR GARDENS, LONDON, NEWHAM, GREATER LONDON, E6 5XH	£225,000	01/11/2022	Flat
52 FLEETWOOD COURT, LONDON, NEWHAM, GREATER LONDON, E6 5XZ	£260,000	18/10/2022	Flat
109 HALLYWELL CRESCENT, LONDON, NEWHAM, GREATER LONDON, E6 5XR	£245,000	09/09/2022	Flat
3 AMBASSADOR GARDENS, LONDON, NEWHAM, GREATER LONDON, E6 5XH	£184,000	07/09/2022	Flat
24 VISCOUNT DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XQ	£297,000	05/08/2022	Flat
261 TOLLGATE ROAD, LONDON, NEWHAM, GREATER LONDON, E6 5XW	£235,000	14/07/2022	Flat
6 FLEETWOOD COURT, LONDON, NEWHAM, GREATER LONDON, E6 5XY	£240,000	08/07/2022	Flat
29 VISCOUNT DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XQ	£265,000	04/07/2022	Flat
3 ALBATROSS CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5NX	£270,000	14/04/2022	Flat
37 HARRIER WAY, LONDON, NEWHAM, GREATER LONDON, E6 5YP	£210,000	31/03/2022	Flat
65 HARRIER WAY, LONDON, NEWHAM, GREATER LONDON, E6 5YP	£278,000	21/03/2022	Flat
14 ALBATROSS CLOSE, LONDON, NEWHAM, GREATER LONDON, E6 5NX	£265,000	18/02/2022	Flat
8 CONCORDE DRIVE, LONDON, NEWHAM, GREATER LONDON, E6 5XL	£225,000	04/02/2022	Flat
75 HARRIER WAY, LONDON, NEWHAM, GREATER LONDON, E6 5YP	£282,000	28/01/2022	Flat

Street average: £242,500 (1 sale)

Area average: £246,800 (20 sales)

Capital growth trend

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

5y growth -15.7%

10y growth 7%

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

1y (index) -4.6%

5y (index) -7.4%

10y (index) 5.8%

Rental Range

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

Low £1,731/mo

Realistic £1,923/mo

Optimistic £2,115/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 E6 5XP

Nearby

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

Type	Name	Distance
Bus stop	Kingsford Way	0.1 miles
Bus stop	Tollgate Road	0.1 miles
Shop	Claire's	0.2 miles
Shop	Versatile	0.2 miles
Train station	Beckton	0.3 miles
Train station	Beckton Park	0.6 miles
Hospital	Neonatal Unit, L1 Z2	1.0 miles
Hospital	Rainbow Ward	1.1 miles
University	Arden University Stratford Campus	3.4 miles
University	University of Greenwich	3.7 miles

Street-level crime

Category	Count
Violence and sexual offences	160
Anti-social behaviour	122
Vehicle crime	64
Other theft	43
Shoplifting	33
Public order	29
Drugs	16
Theft from the person	16
Robbery	15
Burglary	10
Other crime	10
Bicycle theft	8
Possession of weapons	6
Criminal damage and arson	3
Total incidents	535

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
North Beckton Primary School	Primary	0.0 miles	Good — 8 Nov 2023
Kingsford Community School	Secondary	0.3 miles	Good — 1 Dec 2022
Winsor Primary School	Primary	0.5 miles	Good — 4 Oct 2017
Ellen Wilkinson Primary School	Primary	0.5 miles	Good — 4 May 2023
Gallions Primary School	Primary	0.6 miles	Outstanding — 16 Nov 2023

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, Grain Apartments, E16	£2,300/mo	2	0.9 miles	OpenRent

Average rent: £2,300/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.92%

Max investor price (0.8%) £287,500

Target investor price (1%) £230,000

Gross yield 11%

Cost-to-rent ratio 9.1×

Monthly cashflow £1,060/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 17.6%

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).