# 2 bedroom flat for sale (E15 2JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, ICONA POINT, 58, WARTON ROAD, LONDON, STRATFORD, GREATER LONDON E15 2JD |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £395,000 May 2025 |

## Description

Lovely ample 2 bedroom flat offering 2 bathrooms, storage space, spacious open plan reception room/kitchen leading to large private balcony.

Located in newly developed area with access to many fantastic amenities in Stratford area and within walking distance from excellent transport links. 

Please use the reference CHPK3643732 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/155986523/1167573)
- ![Photo](/listings/photos/155986523/1167574)
- ![Photo](/listings/photos/155986523/1167575)
- ![Photo](/listings/photos/155986523/1167576)
- ![Photo](/listings/photos/155986523/1167577)
- ![Photo](/listings/photos/155986523/1167578)
- ![Photo](/listings/photos/155986523/1167579)
- ![Photo](/listings/photos/155986523/1167580)
- ![Photo](/listings/photos/155986523/1167581)
- ![Photo](/listings/photos/155986523/1167583)
- ![Photo](/listings/photos/155986523/1167585)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/155986523/1167589) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/155986523/1167595) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/155986523/1167615) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ICONA POINT, 58 FLAT 7 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £395,000 | 02/05/2025 | 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 |
|---------|-------|------|------|
| 1 FLAT 73 WARD ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LB | £395,000 | 18/11/2025 | Flat |
| ICONA POINT, 58 FLAT 102 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2LE | £385,000 | 07/11/2025 | Flat |
| APOLLO COURT, 188 FLAT 42 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £360,000 | 31/10/2025 | Flat |
| EDGE APARTMENTS, 1 FLAT 6 LETT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2HP | £325,000 | 29/09/2025 | Flat |
| ICONA POINT, 58 FLAT 32 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £336,000 | 29/07/2025 | Flat |
| APOLLO COURT, 188 FLAT 24 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £395,000 | 27/01/2025 | Flat |
| EDGE APARTMENTS, 1 FLAT 6 LETT ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2HP | £460,000 | 10/11/2023 | Flat |
| APOLLO COURT, 188 FLAT 12 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £295,000 | 03/11/2023 | Flat |
| 1 FLAT 5 WARD ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LB | £325,000 | 18/09/2023 | Flat |
| 1 FLAT 15 WARD ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LB | £99,000 | 11/08/2023 | Flat |
| 120 BIGGERSTAFF ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LX | £310,000 | 28/07/2023 | Flat |
| 1 FLAT 56 WARD ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LB | £380,000 | 02/05/2023 | Flat |
| APOLLO COURT, 188 FLAT 35 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £113,750 | 03/03/2023 | Flat |
| 1 FLAT 62 WARD ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LB | £320,000 | 15/02/2023 | Flat |
| ICONA POINT, 58 FLAT 45 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £475,000 | 26/01/2023 | Flat |
| ICONA POINT, 58 FLAT 4 WARTON ROAD, STRATFORD, LONDON, NEWHAM, GREATER LONDON, E15 2JD | £323,000 | 06/01/2023 | Flat |
| APOLLO COURT, 188 FLAT 27 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £315,000 | 20/12/2022 | Flat |
| APOLLO COURT, 188 FLAT 46 HIGH STREET, LONDON, NEWHAM, GREATER LONDON, E15 2FF | £330,000 | 04/11/2022 | Flat |
| 1 FLAT 14 WARD ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LB | £98,100 | 21/10/2022 | Flat |
| 1 FLAT 12 WARD ROAD, LONDON, NEWHAM, GREATER LONDON, E15 2LB | £332,500 | 23/09/2022 | Flat |

**Area average:** £318,618 (20 sales)

## Price vs local average

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

- **Local average:** £345,361 (54 Flat, E15, 2024–2026)
- **Deviation:** +15.8%

## 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):** £793/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, Channelsea Road, E15 | £2,600/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Glasshouse Gardens, E20 | £3,300/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Glasshouse Gardens, E20 | £3,100/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Glasshouse Gardens, E20 | £3,300/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Cherry Park Lane, E20 | £2,050/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,870/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.8×
- **Monthly cashflow:** £1,190/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.3%

*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:** -29.2%
- **10y growth:** 17.1%

## 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)