2 bed flat for sale in London E15 – £450,000

About

The property

Limited launch offer: First years service charge complimentary on all reservations.

This contemporary 2-bedroom apartment sits within The Grove Residence, an exclusive ten-unit development delivering high-quality design and long-term value.

The home features a spacious open-plan kitchen/living area with engineered oak flooring and full-height windows that maximise daylight.

The premium Italian kitchen is finished with quartz worktops, integrated appliances and sleek modern cabinetry. Both bedrooms are well-proportioned, with select layouts offering an en-suite.

The bathroom is spa-inspired, with Villeroy & Boch fittings, porcelain tiles and chrome details. Additional comforts a private balcony, lift access and bike storage.

Positioned in Stratford's prime growth corridor, with immediate access to Westfield, the Elizabeth Line, Central/Jubilee/DLR, parks and university hubs.

Lease: 999 years Service charge: £2300 per annum approx Ground Rent: £250 per annum Completion Q4 2026

Key information

Price per Square Foot

£558/sq ft

Based on 807 sq ft (75 sq m)

Floor Area

807 sq ft (75 sq m)

0

EPC Rating

B

current

Local Authority

Newham London Boro

London Borough

County

Greater London Authority

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Value & comps

What is it worth?

No previous sales on record.

Comparable salesNo comps yet

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Returns

What does it return?

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Rent evidence

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Local SA Market

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Archie refurb estimate: a Pro feature

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0.0% below asking

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Deal

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Factor breakdown

BMV discountNot calculated, and not zero — there is no value estimate for this property to discount against.

0/25

Yield potential—

0/25

Motivation signalsNot enough data

0/25

Days on market22 days

4/25

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Seller motivation

Not scored yet

Days on market22

Price reduction—

STC fall-through—

Back to market—

Agency change—

EPC ratingB

Listing timeline

First listedListed at £450,00029-09-2026

Still activeDay 22 on marketToday

Strategy fit

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HMO Conversion Potential

Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.