Terraced 4 sales on record

5 WELLESLEY ROAD

LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX

£892,500

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 8QX

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	HB Autos Limited	0.1 miles
Bus stop	Grove Road	0.2 miles
Train station	Walthamstow Queen's Road	0.4 miles
University	Arden University Stratford Campus	2.3 miles
Hospital	Moorfields at Hoxton	4.1 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

107 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£892,500 Mar 2026

Price per m²

£8,341/m²

Local average

£708,283 (146 sales)

Street crime

1009 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 25/11/2025

Expiry date: 24/11/2035

Current heating cost: £685/year

Potential heating cost: £616/year

Est. upgrade cost to C: £18,250

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/03/2026	£892,500	Terraced	+25.7%	£883,212 to June 2026	View transaction
Sold	30/04/2018	£710,000	Terraced	+21.4%	£895,850 to June 2026	View transaction
Sold	24/07/2014	£585,000	Terraced	+112.7%	£988,546 to June 2026	View transaction
Sold	24/08/2012	£275,000	Terraced	—	£636,394 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£892,500
listed	10/11/2025	£850,000
sold	01/01/2018	£710,000
sold	01/01/2014	£585,000
sold	01/01/2012	£275,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
22 SOMERSET ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QW	£783,000	15/12/2025	Terraced
6 WESTMORLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JA	£340,000	09/12/2025	Terraced
34 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QE	£1,100,000	20/11/2025	Terraced
131 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP	£935,000	15/09/2025	Terraced
64 LANSDOWNE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QU	£740,000	03/09/2025	Terraced
111 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF	£1,000,000	26/03/2025	Terraced
61 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NQ	£742,000	05/04/2024	Terraced
161 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF	£650,000	10/11/2023	Terraced
63 ST BARNABAS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JZ	£530,000	09/11/2023	Terraced
148 FARMILO ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JR	£518,000	20/10/2023	Terraced
126 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LA	£650,000	19/10/2023	Terraced
1 ROSEBANK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NH	£875,000	06/04/2023	Terraced
131 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF	£949,000	20/12/2022	Terraced
139 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP	£775,000	01/12/2022	Terraced
139 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP	£720,000	01/12/2022	Terraced
122 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QG	£883,000	11/11/2022	Terraced
45 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NN	£860,000	04/11/2022	Terraced
29 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NN	£660,000	24/10/2022	Terraced
88 DEVONSHIRE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QJ	£720,000	14/10/2022	Terraced
14 WESTMORLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JA	£550,000	21/09/2022	Terraced

Area average: £749,000 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 10.6%

10y growth 36.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Waltham Forest. Series: Terraced. As of June 2026.

1y (index) 3.9%

5y (index) 14.3%

10y (index) 33.8%

Rental Range

Estimated market rent for Waltham Forest. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,589/mo

Realistic £1,765/mo

Optimistic £1,942/mo

Based on Local Authority from postcode lookup → Waltham Forest.

LHA (30th percentile) floor for Outer East London: Apr 2025 – Mar 2026

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
4 Bed Terraced House, Boundary Road, E17	£2,750/mo	4	0.07 miles	OpenRent
4 Bed Semi-Detached House, Westerham Road, E10	£3,000/mo	4	0.35 miles	OpenRent

Average rent: £2,875/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £359,375

Target investor price (1%) £287,500

Gross yield 3.9%

Cost-to-rent ratio 25.9×

Monthly cashflow £-952/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~128 m² (0.03 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Anti-social behaviour	304
Violence and sexual offences	286
Other theft	87
Vehicle crime	71
Drugs	51
Public order	45
Theft from the person	44
Burglary	39
Shoplifting	29
Bicycle theft	17
Robbery	17
Other crime	15
Criminal damage and arson	2
Possession of weapons	2
Total incidents	1009

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Thomas Gamuel Primary School	Primary	0.1 miles	Good — 15 Nov 2016
Edinburgh Primary School	Primary	0.2 miles	Good — 11 Nov 2018
Kelmscott School	Secondary	0.4 miles	Good — 11 Jul 2016
St Saviour's Church of England Primary School	Primary	0.5 miles	Outstanding — 5 Nov 2019
South Grove Primary School	Primary	0.5 miles	Outstanding — 6 Feb 2019

FENSA

No FENSA certificates found for this address.

# 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX

## Property details

- Slug: `f987c1d` (address key hash: `f987c1d874eb8c3afa73c846fc0009a8e31df2a9`)
- Postcode: E17 8QX
- Transactions on record: 4

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 107 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £892,500 Mar 2026
- Price per m²: £8,341/m²
- Local average: £708,283 (146 sales)
- Street crime: 1009 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £892,500
- Date: 2026-03-26
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 24/11/2035
- **Current heating cost:** £685/year
- **Est. upgrade cost to C:** £18,250

### Recommendations
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2855-3956-7209-2635-9204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-26 | £892,500 | Terraced | +25.7% | £883,212 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-eebc-b8d0-e063-4704a8c08d98) |
| Sold | 2018-04-30 | £710,000 | Terraced | +21.4% | £895,850 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/6da08449-d24f-30f2-e053-6b04a8c05f3b) |
| Sold | 2014-07-24 | £585,000 | Terraced | +112.7% | £988,546 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/313aa506-4621-4c9f-b40e-c0c0b3adffc1) |
| Sold | 2012-08-24 | £275,000 | Terraced | — | £636,394 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/05136684-f01e-443e-bce1-89f1be06117d) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £892,500 | 26/03/2026 | Terraced |
| 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £710,000 | 30/04/2018 | Terraced |
| 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £585,000 | 24/07/2014 | Terraced |
| 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £275,000 | 24/08/2012 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [169165883](http://87.117.209.195:8080/listings/6061fd4)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £892,500 |
| listed | 2025-11-10 | £850,000 |
| sold | 2018-01-01 | £710,000 |
| sold | 2014-01-01 | £585,000 |
| sold | 2012-01-01 | £275,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 SOMERSET ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QW | £783,000 | 15/12/2025 | Terraced |
| 6 WESTMORLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JA | £340,000 | 09/12/2025 | Terraced |
| 34 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QE | £1,100,000 | 20/11/2025 | Terraced |
| 131 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £935,000 | 15/09/2025 | Terraced |
| 64 LANSDOWNE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QU | £740,000 | 03/09/2025 | Terraced |
| 111 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £1,000,000 | 26/03/2025 | Terraced |
| 61 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NQ | £742,000 | 05/04/2024 | Terraced |
| 161 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £650,000 | 10/11/2023 | Terraced |
| 63 ST BARNABAS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JZ | £530,000 | 09/11/2023 | Terraced |
| 148 FARMILO ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JR | £518,000 | 20/10/2023 | Terraced |
| 126 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LA | £650,000 | 19/10/2023 | Terraced |
| 1 ROSEBANK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NH | £875,000 | 06/04/2023 | Terraced |
| 131 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £949,000 | 20/12/2022 | Terraced |
| 139 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £775,000 | 01/12/2022 | Terraced |
| 139 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £720,000 | 01/12/2022 | Terraced |
| 122 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QG | £883,000 | 11/11/2022 | Terraced |
| 45 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NN | £860,000 | 04/11/2022 | Terraced |
| 29 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NN | £660,000 | 24/10/2022 | Terraced |
| 88 DEVONSHIRE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QJ | £720,000 | 14/10/2022 | Terraced |
| 14 WESTMORLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JA | £550,000 | 21/09/2022 | Terraced |

**Area average:** £749,000 (20 sales)

## Capital growth trend

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

- **5y growth:** 10.6%
- **10y growth:** 36.2%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Terraced series; as of June 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 14.3%
- **10y growth (index):** 33.8%

## Rental Range

*ONS Price Index of Private Rents (Waltham Forest). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,589/mo
- **Realistic:** £1,765/mo
- **Optimistic:** £1,942/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer East London (Apr 2025 – Mar 2026).*

## 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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Boundary Road, E17 | £2,750/mo | 4 | 0.07 miles | OpenRent |
| 4 Bed Semi-Detached House, Westerham Road, E10 | £3,000/mo | 4 | 0.35 miles | OpenRent |

**Average rent: £2,875/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £359,375
- **Target investor price (1%):** £287,500

*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 £2,875/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.9×
- **Monthly cashflow:** £-952/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.4%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 304 |
| Violence and sexual offences | 286 |
| Other theft | 87 |
| Vehicle crime | 71 |
| Drugs | 51 |
| Public order | 45 |
| Theft from the person | 44 |
| Burglary | 39 |
| Shoplifting | 29 |
| Bicycle theft | 17 |
| Robbery | 17 |
| Other crime | 15 |
| Criminal damage and arson | 2 |
| Possession of weapons | 2 |
| **Total incidents** | **1009** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Thomas Gamuel Primary School | Primary | 0.1 miles | Good — 15 Nov 2016 |
| Edinburgh Primary School | Primary | 0.2 miles | Good — 11 Nov 2018 |
| Kelmscott School | Secondary | 0.4 miles | Good — 11 Jul 2016 |
| St Saviour's Church of England Primary School | Primary | 0.5 miles | Outstanding — 5 Nov 2019 |
| South Grove Primary School | Primary | 0.5 miles | Outstanding — 6 Feb 2019 |