Sold STC Maisonette

37 GREATFIELD AVENUE

LONDON, GREATER LONDON E6 3RU

3 beds 1 baths 936 sq ft Listed 9 May 2022 (-1496d)

£375,000

Offers in Excess of

Save

# 3 bedroom maisonette for sale (E6 3RU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 37 GREATFIELD AVENUE, LONDON, GREATER LONDON E6 3RU |
| Price | £375,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 87 m² |
| Last sold | £385,000 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 08/06/2032
- **Current heating cost:** £472/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2110-1422-6146-2773-1106)

## Description

The accommodation is accessed via your own front with stairs to the first floor leading into the hallway. The hallway provides access throughout the property. Benefitting with a bright and spacious reception, 3 large double bedrooms, family bathroom suite with a separate w.c. and kitchen with ample of dining and unit space.

The property has been refurbished throughout and has been excellently insulated, re wired, re plumed and fitted with beautiful wood fittings.

The property of course benefits with gas central heating and double glazed windows.

The south facing rear garden is approximately 4ft long and benefits with having a brick built outbuilding with electric power which can be used for a variety of different things.

The property is ready to move into - Act fast!

Location

The location would suit many people. Situated just off Lonsdale Avenue and High Street North , local shops, amenities, restaurants and outstanding rated schools are all located close by. Upton Park (District, Hammersmith & City plus circle Line) is a short bus journey away and Beckton (DLR) is roughly a 10 minute walk away. The A13 and A406 motorways are also within comfortable distance for those that commute via car. Local bus services are found on your door step providing access towards Upton Park, East Ham, Beckton, Canning Town and Stratford. The area is also full of parks as a bonus!

Book in a viewing today to avoid missing out!

Agents note - Yopa inspected this property and will be pleased to provide any additional information as may be required. The information contained within these particulars should not be relied upon as statements or a representation of fact and photographs are for guidance purposes only. Services and appliances have not been tested and their condition will need to be verified. All guarantees need to be verified by the respective solicitors.

EPC band: C

## Property Photos

- ![1](/listings/photos/96551914/260370) - 1
- ![2](/listings/photos/96551914/260371) - 2
- ![3](/listings/photos/96551914/260372) - 3
- ![4](/listings/photos/96551914/260373) - 4
- ![5](/listings/photos/96551914/260374) - 5
- ![6](/listings/photos/96551914/260375) - 6
- ![7](/listings/photos/96551914/260376) - 7
- ![8](/listings/photos/96551914/260377) - 8
- ![9](/listings/photos/96551914/260378) - 9
- ![10](/listings/photos/96551914/260379) - 10
- ![11](/listings/photos/96551914/260380) - 11
- ![12](/listings/photos/96551914/260381) - 12
- ![14](/listings/photos/96551914/260382) - 14
- ![13](/listings/photos/96551914/260383) - 13

## Floorplans

- ![8504110](/listings/photos/96551914/260384) - 8504110

## FENSA Certificates

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

### FENSA Certificate #636475
- **Address:** 37 Greatfield Avenue, London, E6 3RU
- **Certificate Issued:** 29/07/2003
- **Work Completed:** 31/03/2003
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 37 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU | £385,000 | 25/01/2023 | Flat |
| 37 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU | £230,000 | 24/07/2015 | 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 |
|---------|-------|------|------|
| 17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN | £286,000 | 24/07/2024 | Flat |
| 17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN | £286,000 | 24/07/2024 | Flat |
| 34A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HL | £260,000 | 17/11/2023 | Flat |
| [Same street] 25 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU | £350,000 | 16/11/2023 | Flat |
| 241 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3QA | £325,000 | 16/09/2022 | Flat |
| [Same street] 33 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU | £319,000 | 12/09/2022 | Flat |
| REDBOURN COURT, 1177 FLAT 7 NEWHAM WAY, LONDON, NEWHAM, GREATER LONDON, E6 5JJ | £335,000 | 12/09/2022 | Flat |
| 26A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HL | £275,000 | 27/05/2022 | Flat |
| 99 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3RB | £323,000 | 29/04/2022 | Flat |
| 17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN | £277,000 | 04/04/2022 | Flat |
| 372 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3PL | £320,000 | 26/01/2022 | Flat |
| 354 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3PN | £305,000 | 01/11/2021 | Flat |
| 21 CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ | £176,000 | 30/06/2021 | Flat |
| 31A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ | £260,000 | 30/06/2021 | Flat |
| 11 CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ | £172,500 | 29/06/2021 | Flat |
| 265 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3QA | £312,500 | 25/06/2021 | Flat |

**Street average:** £334,500 (2 sales)
**Area average:** £279,500 (14 sales)

## Price vs local average

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

- **Local average:** £250,750 (28 Flat, E6, 2024–2026)
- **Deviation:** +49.6%

## Rental Range

*ONS Price Index of Private Rents (Newham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,726/mo
- **Realistic:** £1,918/mo
- **Optimistic:** £2,110/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 Semi-Detached House, Roman Road, E6 | £2,500/mo | 3 | 0.15 miles | OpenRent |
| 3 Bed Terraced House, Roman Road, E6 | £2,200/mo | 3 | 0.29 miles | OpenRent |

**Average rent: £2,350/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £293,750
- **Target investor price (1%):** £235,000

*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 £2,350/mo).*

- **Gross yield:** 7.5%
- **Cost-to-rent:** 13.3×
- **Monthly cashflow:** £613/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.8%

*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:** £4,310/m²

## Capital growth trend

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

- **5y growth:** -17.6%
- **10y growth:** 8.1%

## House Price Index (HM Land Registry)

*Official index for Newham; Flats and maisonettes series; as of March 2026.*

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

## 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)

1 2 3 4 5 6 7 8 9 10 11 12 14 13

/ 14

Property details

Tenure

LEASEHOLD

Floor area

87 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£385,000 Jan 2023

Price per m²

£4,310/m²

Local average

£250,750 (+49.6%)

Deprivation

Decile 2 (5,262 of 33,755)

Street crime

710 incidents within 1 mile (Apr 2026)

Key features

FTB & Investment Opportunity
Refurbished Throughout
Bright & Spacious Reception
Home Office Space
3 Double Bedrooms
Private Garden Space
Brick Built Outbuilding
Close To Excellent Transport Facilities
10 Minutes Walk To Beckton DLR
Local To Supermarkets & Retail Parks

Additional details

Garden: Yes

Description

A fantastic opportunity to acquire this excellent condition three bedroom maisonette flat situated just off the popular Lonsdale Avenue located close to outstanding rated schools, parks, supermarkets and excellent transport facilities!
The accommodation is accessed via your own front with stairs to the first floor leading into the hallway. The hallway provides access throughout the property. Benefitting with a bright and spacious reception, 3 large double bedrooms, family bathroom suite with a separate w.c. and kitchen with ample of dining and unit space.
The property has been refurbished throughout and has been excellently insulated, re wired, re plumed and fitted with beautiful wood fittings.
The property of course benefits with gas central heating and double glazed windows.
The south facing rear garden is approximately 4ft long and benefits with having a brick built outbuilding with electric power which can be used for a variety of different things.
The property is ready to move into - Act fast!
Location
The location would suit many people. Situated just off Lonsdale Avenue and High Street North , local shops, amenities, restaurants and outstanding rated schools are all located close by. Upton Park (District, Hammersmith & City plus circle Line) is a short bus journey away and Beckton (DLR) is roughly a 10 minute walk away. The A13 and A406 motorways are also within comfortable distance for those that commute via car. Local bus services are found on your door step providing access towards Upton Park, East Ham, Beckton, Canning Town and Stratford. The area is also full of parks as a bonus!
Book in a viewing today to avoid missing out!
Agents note - Yopa inspected this property and will be pleased to provide any additional information as may be required. The information contained within these particulars should not be relied upon as statements or a representation of fact and photographs are for guidance purposes only. Services and appliances have not been tested and their condition will need to be verified. All guarantees need to be verified by the respective solicitors.
EPC band: C

Listed by

London

Yopa Property Ltd

Reference: 96551914

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 09/06/2022

Expiry date: 08/06/2032

Current heating cost: £472/year

Potential heating cost: £472/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

8504110

FENSA Certificates

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

FENSA Certificate #636475

Property Details

Street: 37 Greatfield Avenue

Town: London

Postcode: E6 3RU

Installation Details

Items: 8 windows and 1 door

Certificate Issued: 29/07/2003

Work Completed: 31/03/2003

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

67% since 2015

Event	Date	Price	% change
Sold	25/01/2023 (3 years ago)	£385,000	+67.4%
Sold	24/07/2015 (10 years ago)	£230,000	—

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
17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN	£286,000	24/07/2024	Flat
17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN	£286,000	24/07/2024	Flat
34A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HL	£260,000	17/11/2023	Flat
Same street 25 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU	£350,000	16/11/2023	Flat
241 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3QA	£325,000	16/09/2022	Flat
Same street 33 GREATFIELD AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3RU	£319,000	12/09/2022	Flat
REDBOURN COURT, 1177 FLAT 7 NEWHAM WAY, LONDON, NEWHAM, GREATER LONDON, E6 5JJ	£335,000	12/09/2022	Flat
26A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HL	£275,000	27/05/2022	Flat
99 SANDFORD ROAD, EAST HAM, LONDON, NEWHAM, GREATER LONDON, E6 3RB	£323,000	29/04/2022	Flat
17 NORMAN ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HN	£277,000	04/04/2022	Flat
372 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3PL	£320,000	26/01/2022	Flat
354 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3PN	£305,000	01/11/2021	Flat
21 CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ	£176,000	30/06/2021	Flat
31A CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ	£260,000	30/06/2021	Flat
11 CHARLEMONT ROAD, LONDON, NEWHAM, GREATER LONDON, E6 6HJ	£172,500	29/06/2021	Flat
265 LONSDALE AVENUE, LONDON, NEWHAM, GREATER LONDON, E6 3QA	£312,500	25/06/2021	Flat

Street average: £334,500 (2 sales)

Area average: £279,500 (14 sales)

Capital growth trend

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

5y growth -17.6%

10y growth 8.1%

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: £1,670/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E6 3RU

Nearby

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

Type	Name	Distance
Bus stop	Greatfield Avenue	0.0 miles
Shop	K & R Food & Wine	0.1 miles
Bus stop	Lonsdale Avenue	0.1 miles
Shop	Mesmereyes	0.1 miles
Train station	Beckton	0.6 miles
Hospital	Neonatal Unit, L1 Z2	0.9 miles
Train station	Beckton Park	0.9 miles
Hospital	Rainbow Ward	0.9 miles
University	Arden University Stratford Campus	3.2 miles
University	University of Greenwich	3.9 miles

Street-level crime

Category	Count
Violence and sexual offences	182
Anti-social behaviour	121
Shoplifting	60
Vehicle crime	57
Other theft	55
Theft from the person	48
Criminal damage and arson	40
Robbery	38
Burglary	30
Drugs	28
Public order	27
Other crime	14
Bicycle theft	8
Possession of weapons	2
Total incidents	710

Within 1 mile during Apr 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	0.3 miles	Good — 8 Nov 2023
Vicarage Primary School	Primary	0.4 miles	Outstanding — 1 Aug 2023
Brampton Primary School	Primary	0.5 miles	Outstanding — 29 Jan 2024
Roman Road Primary School	Primary	0.5 miles	Good — 26 Sep 2023
Kingsford Community School	Secondary	0.6 miles	Good — 1 Dec 2022

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 Semi-Detached House, Roman Road, E6	£2,500/mo	3	0.15 miles	OpenRent
3 Bed Terraced House, Roman Road, E6	£2,200/mo	3	0.29 miles	OpenRent

Average rent: £2,350/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%

Max investor price (0.8%) £293,750

Target investor price (1%) £235,000

Gross yield 7.5%

Cost-to-rent ratio 13.3×

Monthly cashflow £613/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.8%

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).