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2 bed flat for sale Shipbuilding Way, London, E13

Offers in excess of

£450,000

Added on 26/10/2026

Type: Flat
Bedrooms: 2
Bathrooms: 2
Size: £461 per sq ft
Tenure: Leasehold; 990 years left

Service charge £3,194 a yearGround rent £400 a year Council tax Band D £1,944 a year

Key features

Chain free and priced to sell
Two large Bedrooms
Two private roof terraces
Contemporary kitchen/dining room
Convenient for Upton Park station
Close To Transport Links And Local Amenities

About this property

CHAIN FREE • PRICED TO SELL • TWO PRIVATE TERRACES A fantastic opportunity to purchase this two double bedroom maisonette in Ruffle House, Shipbuilding Way, offering accommodation arranged over three levels and the standout benefit of two private roof terraces. The entrance level features a bright, separate living room, a fitted kitchen/dining room with ample cupboard and worktop space, and a convenient guest WC. Upstairs, two well-proportioned double bedrooms are complemented by a shower room and useful built-in storage.

Floorplan

Council tax

Band D £1,944 a year

Per year

Band A

£1,296
Band B

£1,512
Band C

£1,728
Band D

This home: £1,944
Band E

£2,376
Band F

£2,808
Band G

£3,240
Band H

£3,888

This home is in band D, which costs £1,944 a year in Newham for 2026/27.

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. Check a home's band on GOV.UK.

Property timeline

Listed

October 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 miles

Priced 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

£461 3% over

2-bed flats nearby £447

Against sold prices

2% 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

Shipbuilding Way, London, E13

Open map Street View

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
12, Ruffle House, 4 - 14, Shipbuilding Way Flat / maisonette	Flat / maisonette	Nov 2024	1,055 sq ft £427/sq ft	1,055 sq ft	£427	£450,000
10, Ruffle House, 4 - 14, Shipbuilding Way Flat / maisonette	Flat / maisonette	Nov 2022	1,690 sq ft £379/sq ft	1,690 sq ft	£379	£640,000
4, Ruffle House, 4 - 14, Shipbuilding Way Flat / maisonette · new build	Flat / maisonette · new build	Aug 2021	1,055 sq ft £568/sq ft	1,055 sq ft	£568	£599,000
1, Ruffle House, 4 - 14, Shipbuilding Way Flat / maisonette · new build	Flat / maisonette · new build	Nov 2020	1,690 sq ft £367/sq ft	1,690 sq ft	£367	£620,000
19, Ruffle House, 4 - 14, Shipbuilding Way Flat / maisonette · new build	Flat / maisonette · new build	Oct 2020	1,055 sq ft £459/sq ft	1,055 sq ft	£459	£484,110
20, Ruffle House, 4 - 14, Shipbuilding Way Flat / maisonette · new build	Flat / maisonette · new build	Sept 2020	1,066 sq ft £456/sq ft	1,066 sq ft	£456	£485,550
8, Ruffle House, 4 - 14, Shipbuilding Way Flat / maisonette · new build	Flat / maisonette · new build	Sept 2020	1,668 sq ft £348/sq ft	1,668 sq ft	£348	£581,030
15, Ruffle House, 4 - 14, Shipbuilding Way Flat / maisonette · new build	Flat / maisonette · new build	Aug 2020	1,055 sq ft £453/sq ft	1,055 sq ft	£453	£478,000