# 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 |
| Floor area | 96 m² |
| Last sold | £645,000 Nov 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 26/09/2026
- **Current heating cost:** £156/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8801-9434-8739-3127-3163)

## 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 |
| 142 LEYTON ROAD, LONDON, NEWHAM, GREATER LONDON, E15 1DR | £580,000 | 28/04/2023 | Flat |
| FESTUCA HOUSE, 38 FLAT 10 MIRABELLE GARDENS, OLYMPIC PARK, LONDON, NEWHAM, GREATER LONDON, E20 1BR | £543,000 | 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).*

## Price per Square Metre

- **£/m²:** £6,771/m²

## Capital growth trend

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

- **5y growth:** -35.5%
- **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)