# 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 |
| Last sold | £239,000 Dec 2022 |

## 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).*

## Capital growth trend

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

- **5y growth:** -13.8%
- **10y growth:** 5.3%

## 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)