1/17
£290,000
Flat · 1 bed · 562 sq ft
Ironworks Way, London, E13
Added on 02/10/2026 
1/20
1/20
2 bed flat for sale Ironworks Way, Upton Park, E13
Guide price
£450,000
Added on 31/08/2026
Added on 31/08/2026
- Type
- Flat
- Bedrooms
- 2
- Bathrooms
- 2
- Size
- £401 per sq ft
- Tenure
- Leasehold
EPC Energy rating band B 88
Highlights
From the agent's description
- Balcony
- Communal gardens
- Concierge
- Residents' gym
- Open-plan kitchen/diner
- En-suite
- Underfloor heating
About this property
An immaculately presented, contemporary and spacious apartment set on the fifth floor of a stylish seven storey block within the pioneering Upton Gardens development, Upton Park E13.
This sleek apartment spans approx. 1100 sq. feet and comprises of a light-enticing, substantially sized living/dining area which is open plan, with a stylish dark grey kitchen fitted with integrated appliances including dishwasher, fridge, and freezer. There are two large king-sized double bedrooms, one of which has access to an en-suite bathroom. You have a generously sized internal bathroom with a three-piece suite. You also benefit from ample storage cupboards in the hallway, one of which houses a washer/dryer.
Floorplan
Energy performance
Energy rating band B 88
Current
Potential
92+
A
81-91
B
Current rating: 88 B
Potential rating: 88 B
69-80
C
55-68
D
39-54
E
21-38
F
1-20
G
This home is rated band B, scoring 88 out of 100. The average British home is band D.
Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.
Council tax
Ask agent
Per year
- Band A£1,296
- Band B£1,512
- Band C£1,728
- Band D£1,944
- Band E£2,376
- Band F£2,808
- Band G£3,240
- Band H£3,888
The agent hasn't said which band this home is in; you can look it up on GOV.UK. In Newham, 2026/27 bills run from £1,296 a year in band A to £3,888 in band H.
Figures from MHCLG (Open Government Licence v3): the average bill for each band across Newham, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone.
Property timeline
- ListedAugust 2026 £450,000
2 beds · 2 baths · this listing
Past sales can't be shown: the agent hasn't given the flat number.
Price guide
100 comparables · within 1.5 milesPriced above 95% of the 2-bed flats for sale nearby right now.
This home, £450,000 Median £325,000 · £250,000 – £400,000
Per square foot
£401 10% under
2-bed flats nearby £447
Against sold prices
15% under
E13 sold median £470 / sq ft, 350 sales
Compared with 100 2-bed flats for sale within 1.5 miles, on the market now or already under offer. The range is the middle 80% of their asking prices. Sold prices are HM Land Registry sales in E13 over the last 24 months, per square foot of EPC floor area. All sold £/sq ft in E13 →
Location
Ironworks Way, Upton Park, E13
Mortgage and stamp duty
Property price £450,000
£225k £675k
Deposit10% £45,000
£0 £450k
Interest rate 4.5%
0.5% 15%
Repayment period 25 years
5 years 40 years
A £405,000 mortgage. Most lenders would want a household income of about £90,000 to support it.
A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.
Properties sold nearby
HM Land Registry sales nearby. Floor areas from Energy Performance Certificates where matched.
| Address | Type | Sold | Size | Size | £/sq ft | Price |
|---|---|---|---|---|---|---|
| Flat 93, Lyall House, 1, Ironworks Way Flat / maisonette | Flat / maisonette | Jul 2026 | 1,119 sq ft £390/sq ft | 1,119 sq ft | £390 | £437,000 |
| Flat 80, Lyall House, 1, Ironworks Way Flat / maisonette | Flat / maisonette | Jan 2026 | 1,141 sq ft £434/sq ft | 1,141 sq ft | £434 | £495,000 |
| Flat 92, Lyall House, 1, Ironworks Way Flat / maisonette | Flat / maisonette | May 2025 | 1,141 sq ft £458/sq ft | 1,141 sq ft | £458 | £522,500 |
| Flat 96, Lyall House, 1, Ironworks Way Flat / maisonette | Flat / maisonette | Dec 2024 | 1,119 sq ft £424/sq ft | 1,119 sq ft | £424 | £475,000 |
| Flat 95, Lyall House, 1, Ironworks Way Flat / maisonette | Flat / maisonette | Sept 2024 | 1,141 sq ft £443/sq ft | 1,141 sq ft | £443 | £505,000 |
| Flat 87, Lyall House, 1, Ironworks Way Flat / maisonette | Flat / maisonette | May 2024 | 1,119 sq ft £415/sq ft | 1,119 sq ft | £415 | £465,000 |
| Flat 77, Lyall House, 1, Ironworks Way Flat / maisonette | Flat / maisonette | Mar 2022 | 958 sq ft £485/sq ft | 958 sq ft | £485 | £465,000 |
| Flat 93, Lyall House, 1, Ironworks Way Flat / maisonette | Flat / maisonette | Aug 2021 | 1,119 sq ft £424/sq ft | 1,119 sq ft | £424 | £475,000 |
Area insights
The neighbourhood around this property.
Marketed by
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