Sold STC Flat

Flat 29

PACIFIC BUILDING 154, LEYTON ROAD, LONDON, GREATER LONDON E15 1GA

3 beds 2 baths 96 m² Listed 15 May 2019 (-2597d)

£650,000

Offers in Excess of

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# 3 bedroom flat for sale (E15 1GA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 29, PACIFIC BUILDING 154, LEYTON ROAD, LONDON, GREATER LONDON E15 1GA |
| Price | £650,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £645,000 Nov 2019 |

## Description

An exceptional three bedroom apartment enviably positioned on the top floor of this prestigious development. Nestled on the border of the Olympic Park, the property which is bathed in natural light throughout, consists of a palatial dual-aspect open-plan reception area, beautifully presented kitchen fitted with smeg appliances, three excellent bedrooms, master with en-suite, and a further modern bathroom. Of further benefit is the secure allocated parking space as well as two superb terraces both offering far-reaching views. Pacific Building is positioned to benefit from all that the East Village provides including a host of restaurants, parks and bars.

## Property Photos

- ![Kitchen/Dining Area](/listings/photos/71700937/464260) - Kitchen/Dining Area
- ![Exterior](/listings/photos/71700937/464262) - Exterior
- ![Living Room/Kitchen](/listings/photos/71700937/464264) - Living Room/Kitchen
- ![Kitchen](/listings/photos/71700937/464266) - Kitchen
- ![Bedroom One](/listings/photos/71700937/464269) - Bedroom One
- ![Bathroom](/listings/photos/71700937/464271) - Bathroom
- ![Terrace](/listings/photos/71700937/464273) - Terrace
- ![Communal Area](/listings/photos/71700937/464275) - Communal Area
- ![En-Suite](/listings/photos/71700937/464280) - En-Suite
- ![Bedroom Two](/listings/photos/71700937/464285) - Bedroom Two
- ![Bedroom Three](/listings/photos/71700937/464291) - Bedroom Three
- ![Living Room](/listings/photos/71700937/464295) - Living Room

## Floorplans

- ![Floorplan](/listings/photos/71700937/464296) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/71700937/464298) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PACIFIC BUILDING 154 FLAT 29 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GA | £645,000 | 11/11/2019 | Flat |
| PACIFIC BUILDING 154 FLAT 29 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GA | £635,000 | 20/12/2016 | 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 |
|---------|-------|------|------|
| METRO BUILDING, 200 FLAT 9 CHANDOS ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1TB | £370,000 | 28/11/2025 | Flat |
| 52 MAJOR ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EH | £247,500 | 27/11/2025 | Flat |
| METRO BUILDING, 148 FLAT 6 MAJOR ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1DY | £275,000 | 23/05/2025 | Flat |
| FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £585,000 | 03/02/2025 | Flat |
| PACIFIC BUILDING, 154 FLAT 1 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GA | £602,000 | 01/11/2024 | 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 |
| SENTINEL BUILDING, 49 FLAT 13 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GB | £430,000 | 16/10/2023 | Flat |
| PACIFIC BUILDING, 154 FLAT 24 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GA | £525,000 | 15/09/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 13 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £560,000 | 18/08/2023 | 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 |
| SENTINEL BUILDING, 49 FLAT 19 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GB | £620,000 | 28/07/2023 | Flat |
| ATLANTIC BUILDING, 144 FLAT 23 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1FZ | £440,250 | 18/07/2023 | Flat |
| SENTINEL BUILDING, 49 FLAT 25 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GB | £545,000 | 30/06/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £543,000 | 28/04/2023 | Flat |
| 142 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1DR | £580,000 | 28/04/2023 | Flat |
| 100 CHOBHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1LZ | £160,000 | 21/04/2023 | Flat |
| 100 CHOBHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1LZ | £330,000 | 21/04/2023 | Flat |
| TOP FLOOR FLAT, 100 CHOBHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1LZ | £161,250 | 21/04/2023 | Flat |

**Area average:** £448,178 (20 sales)

## Price vs local average

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

- **Local average:** £344,578 (51 Flat, E15, 2024–2026)
- **Deviation:** +88.6%

## 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 Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 Terraced House, Chandos Road, E15 | £2,750/mo | 3 | 0.15 miles | OpenRent |

**Average rent: £2,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £343,750
- **Target investor price (1%):** £275,000

*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 £2,750/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.7×
- **Monthly cashflow:** £-110/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.7%

*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:** -37.1%
- **10y growth:** 8.6%

## 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)

Kitchen/Dining Area Exterior Living Room/Kitchen Kitchen Bedroom One Bathroom Terrace Communal Area En-Suite Bedroom Two Bedroom Three Living Room

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Property details

Tenure

LEASEHOLD

Floor area

96 m²

Last sold

£645,000 Nov 2019

Local average

£344,578 (+88.6%)

Street crime

1408 incidents within 1 mile (Apr 2026)

Key features

Beautiful Three Bedroom Apartment Spanning 1028 Sq. Ft.
Excellent Transport Links - Stratford Station and Stratford International Are Only A Short Walk Away
Wonderful Dual-Aspect Living Area
An Abundance Of Natural Light Throughout
Outdoor Areas Includes Two Large Terraces
Superb Kitchen With Fully Integrated Smeg Appliances

Additional details

Parking: Yes

Description

Listed by

Stratford

Dexters

Reference: 71700937

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Flat 1 Pacific Building, 154, Leyton Road, LONDON	89	89	78 m²	—	Flat
Flat 10 Pacific Building, 154, Leyton Road, LONDON	88	88	70 m²	—	Flat
Flat 11 Pacific Building, 154, Leyton Road, LONDON	89	89	82 m²	—	Flat
Flat 12 Pacific Building, 154, Leyton Road, LONDON	89	89	74 m²	—	Flat
Flat 15, Pacific Building, LONDON	74	74	118 m²	England and Wales: 2012 onwards	Flat
Flat 19 Pacific Building, 154, Leyton Road, LONDON	89	89	74 m²	—	Flat
Flat 2 Pacific Building, 154, Leyton Road, LONDON	86	86	50 m²	—	Flat
Flat 20 Pacific Building, 154, Leyton Road, LONDON	88	88	70 m²	—	Flat
Flat 21 Pacific Building, 154, Leyton Road, LONDON	88	88	82 m²	—	Flat
Flat 22 Pacific Building, 154, Leyton Road, LONDON	87	87	54 m²	—	Flat
Flat 22, Pacific Building, 154 Leyton Road, LONDON	77	77	55 m²	England and Wales: 2012 onwards	Flat
Flat 23 Pacific Building, 154, Leyton Road, LONDON	88	88	71 m²	—	Flat
Flat 24 Pacific Building, 154, Leyton Road, LONDON	88	88	72 m²	—	Flat
Flat 25 Pacific Building, 154, Leyton Road, LONDON	89	89	82 m²	—	Flat
Flat 26 Pacific Building, 154, Leyton Road, LONDON	87	87	54 m²	—	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

2% since 2016

Event	Date	Price	% change
Sold	11/11/2019 (6 years ago)	£645,000	+1.6%
Sold	20/12/2016 (9 years ago)	£635,000	—

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
METRO BUILDING, 200 FLAT 9 CHANDOS ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1TB	£370,000	28/11/2025	Flat
52 MAJOR ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1EH	£247,500	27/11/2025	Flat
METRO BUILDING, 148 FLAT 6 MAJOR ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1DY	£275,000	23/05/2025	Flat
FESTUCA HOUSE, 38 FLAT 22 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£585,000	03/02/2025	Flat
PACIFIC BUILDING, 154 FLAT 1 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GA	£602,000	01/11/2024	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
SENTINEL BUILDING, 49 FLAT 13 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GB	£430,000	16/10/2023	Flat
PACIFIC BUILDING, 154 FLAT 24 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GA	£525,000	15/09/2023	Flat
FESTUCA HOUSE, 38 FLAT 13 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£560,000	18/08/2023	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
SENTINEL BUILDING, 49 FLAT 19 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GB	£620,000	28/07/2023	Flat
ATLANTIC BUILDING, 144 FLAT 23 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1FZ	£440,250	18/07/2023	Flat
SENTINEL BUILDING, 49 FLAT 25 LIBERTY BRIDGE ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1GB	£545,000	30/06/2023	Flat
FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR	£543,000	28/04/2023	Flat
142 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1DR	£580,000	28/04/2023	Flat
100 CHOBHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1LZ	£160,000	21/04/2023	Flat
100 CHOBHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1LZ	£330,000	21/04/2023	Flat
TOP FLOOR FLAT, 100 CHOBHAM ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1LZ	£161,250	21/04/2023	Flat

Area average: £448,178 (20 sales)

Capital growth trend

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

5y growth -37.1%

10y growth 8.6%

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 £1,731/mo

Realistic £1,923/mo

Optimistic £2,115/mo

Based on Local Authority from postcode lookup → Newham.

LHA (30th percentile) floor for Huntingdon: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E15 1GA

Address

Leyton Road

Nearby

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

Type	Name	Distance
Bus stop	Thornham Grove	0.1 miles
Shop	Dulux Decorator Centre	0.1 miles
Shop	Park Royal Beers	0.1 miles
Bus stop	Chobham Road	0.1 miles
Train station	Stratford International DLR	0.3 miles
Train station	Stratford International	0.4 miles
University	Arden University Stratford Campus	0.5 miles
Hospital	A&E Department	2.4 miles
Hospital	Rainbow Ward	2.4 miles
University	University of Portsmouth Walthamstow Campus	2.5 miles

Street-level crime

Category	Count
Anti-social behaviour	298
Violence and sexual offences	260
Shoplifting	185
Theft from the person	145
Other theft	124
Vehicle crime	98
Drugs	71
Public order	69
Criminal damage and arson	51
Burglary	42
Robbery	29
Possession of weapons	17
Bicycle theft	10
Other crime	9
Total incidents	1408

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
Ronald Openshaw Nursery School	Nursery	0.1 miles	Outstanding — 2 Jul 2023
Harris Academy Chobham	Other	0.2 miles	Outstanding — 10 Jul 2015
Colegrave Primary School	Primary	0.2 miles	Outstanding — 12 Jul 2017
Education Links	Other	0.3 miles	Good — 11 Sep 2017
Hafs Academy	Other	0.3 miles	Inadequate — 19 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
3 Bed Terraced House, Chandos Road, E15	£2,750/mo	3	0.15 miles	OpenRent

Average rent: £2,750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £343,750

Target investor price (1%) £275,000

Gross yield 5.1%

Cost-to-rent ratio 19.7×

Monthly cashflow £-110/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.7%

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).

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