Flats/Maisonettes 2 sales on record

154 FLAT 2 COPPERMILL LANE

LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE

£285,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 7HE

Nearby

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

Type	Name	Distance
Bus stop	Rensburg Road	0.1 miles
Shop	Londis	0.1 miles
Train station	St James Street	0.4 miles
University	Arden University Stratford Campus	2.9 miles
Hospital	Moorfields at Hoxton	3.8 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£285,000 Jun 2026

Local average

£404,016 (210 sales)

Street crime

627 incidents within 1 mile (Aug 2026)

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/06/2026	£285,000	Flat	+67.6%	£287,876 to July 2026	View transaction
Sold	05/08/2010	£170,000	Flat	—	£345,874 to July 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	£285,000
listed	02/12/2024	£290,000
sold	01/01/2010	£170,000
sold	01/01/2005	£138,000

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
18 HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AW	£509,920	16/01/2026	Flat
203 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HF	£199,565	19/12/2025	Flat
11A HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN	£370,000	26/11/2025	Flat
42 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU	£425,000	07/11/2025	Flat
43 HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN	£425,000	18/07/2025	Flat
TENBY COURT FLAT 66 TENBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AT	£380,000	14/07/2025	Flat
156 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE	£291,500	30/05/2025	Flat
16A GLENTHORNE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AR	£400,000	14/04/2025	Flat
22A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU	£585,000	26/02/2025	Flat
30 COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ	£597,500	18/02/2025	Flat
20A COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ	£377,500	17/02/2025	Flat
13 HAZELWOOD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AJ	£410,000	10/02/2025	Flat
12 COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ	£365,000	08/11/2023	Flat
104A COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE	£432,000	03/11/2023	Flat
51A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB	£416,000	25/10/2023	Flat
84A HAZELWOOD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AL	£455,500	06/10/2023	Flat
33 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB	£390,000	04/08/2023	Flat
110A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6NX	£290,000	13/06/2023	Flat
110A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6NX	£322,000	13/06/2023	Flat
197 GROUND FLOOR FLAT COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HF	£433,000	09/06/2023	Flat

Area average: £403,724 (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 5.8%

10y growth 30.3%

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

1y (index) 0.7%

5y (index) 3.6%

10y (index) 11.8%

Rental Range

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

Low £1,587/mo

Realistic £1,763/mo

Optimistic £1,939/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
1 Bed Flat, Blackhorse Lane, E17	£1,650/mo	1	0.51 miles	OpenRent
1 Bed Flat, High St, E17	£2,150/mo	1	0.53 miles	OpenRent
1 Bed Flat, Tottenham Hale, N17	£2,050/mo	1	0.73 miles	OpenRent

Average rent: £1,950/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.72%

Max investor price (0.8%) £256,250

Target investor price (1%) £205,000

Gross yield 8.6%

Cost-to-rent ratio 11.6×

Monthly cashflow £698/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.1%

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.

Building plot (shared): ~3,054 m² (0.75 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Anti-social behaviour	203
Violence and sexual offences	157
Other theft	50
Shoplifting	41
Vehicle crime	36
Public order	35
Theft from the person	25
Burglary	23
Drugs	22
Robbery	16
Bicycle theft	10
Possession of weapons	5
Other crime	4
Total incidents	627

Within 1 mile during Aug 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
Coppermill Primary School	Primary	0.1 miles	Good — 19 Feb 2019
St Patrick's Catholic Primary School	Primary	0.4 miles	Good — 27 Jul 2023
Barn Croft Primary School	Primary	0.4 miles	Requires improvement — 27 Jun 2023
Willowfield School	Secondary	0.4 miles	Good — 2 Feb 2012
Stoneydown Park School	Primary	0.4 miles	Good — 13 Dec 2011

FENSA

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# 154 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE

## Property details

- Slug: `a368b5c` (address key hash: `a368b5cc99db7f2c1f83f3f7f60fe43879aa6663`)
- Postcode: E17 7HE
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £285,000 Jun 2026
- Local average: £404,016 (210 sales)
- Street crime: 627 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £285,000
- Date: 2026-06-23
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-06-23 | £285,000 | Flat | +67.6% | £287,876 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e8-a6de-29c7-e063-4804a8c015bc) |
| Sold | 2010-08-05 | £170,000 | Flat | — | £345,874 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/6ff33789-6c28-4cce-bac3-a53d42993750) |

*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 |
|---------|-------|------|------|
| 154 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £285,000 | 23/06/2026 | Flat |
| 154 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £170,000 | 05/08/2010 | Flat |

## Historic listings

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

- Matched listing: [155573978](http://87.117.209.195:8080/listings/5b9a8c8)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £285,000 |
| listed | 2024-12-02 | £290,000 |
| sold | 2010-01-01 | £170,000 |
| sold | 2005-01-01 | £138,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AW | £509,920 | 16/01/2026 | Flat |
| 203 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HF | £199,565 | 19/12/2025 | Flat |
| 11A HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN | £370,000 | 26/11/2025 | Flat |
| 42 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU | £425,000 | 07/11/2025 | Flat |
| 43 HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN | £425,000 | 18/07/2025 | Flat |
| TENBY COURT FLAT 66 TENBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AT | £380,000 | 14/07/2025 | Flat |
| 156 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £291,500 | 30/05/2025 | Flat |
| 16A GLENTHORNE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AR | £400,000 | 14/04/2025 | Flat |
| 22A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU | £585,000 | 26/02/2025 | Flat |
| 30 COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ | £597,500 | 18/02/2025 | Flat |
| 20A COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ | £377,500 | 17/02/2025 | Flat |
| 13 HAZELWOOD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AJ | £410,000 | 10/02/2025 | Flat |
| 12 COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ | £365,000 | 08/11/2023 | Flat |
| 104A COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £432,000 | 03/11/2023 | Flat |
| 51A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB | £416,000 | 25/10/2023 | Flat |
| 84A HAZELWOOD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AL | £455,500 | 06/10/2023 | Flat |
| 33 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB | £390,000 | 04/08/2023 | Flat |
| 110A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6NX | £290,000 | 13/06/2023 | Flat |
| 110A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6NX | £322,000 | 13/06/2023 | Flat |
| 197 GROUND FLOOR FLAT COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HF | £433,000 | 09/06/2023 | Flat |

**Area average:** £403,724 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.8%
- **10y growth:** 30.3%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 3.6%
- **10y growth (index):** 11.8%

## Rental Range

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

- **Low:** £1,587/mo
- **Realistic:** £1,763/mo
- **Optimistic:** £1,939/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 |
|------|------|------|------|------|
| 1 Bed Flat, Blackhorse Lane, E17 | £1,650/mo | 1 | 0.51 miles | OpenRent |
| 1 Bed Flat, High St, E17 | £2,150/mo | 1 | 0.53 miles | OpenRent |
| 1 Bed Flat, Tottenham Hale, N17 | £2,050/mo | 1 | 0.73 miles | OpenRent |

**Average rent: £1,950/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £256,250
- **Target investor price (1%):** £205,000

*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 £2,050/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.6×
- **Monthly cashflow:** £698/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.1%

*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 | 203 |
| Violence and sexual offences | 157 |
| Other theft | 50 |
| Shoplifting | 41 |
| Vehicle crime | 36 |
| Public order | 35 |
| Theft from the person | 25 |
| Burglary | 23 |
| Drugs | 22 |
| Robbery | 16 |
| Bicycle theft | 10 |
| Possession of weapons | 5 |
| Other crime | 4 |
| **Total incidents** | **627** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Coppermill Primary School | Primary | 0.1 miles | Good — 19 Feb 2019 |
| St Patrick's Catholic Primary School | Primary | 0.4 miles | Good — 27 Jul 2023 |
| Barn Croft Primary School | Primary | 0.4 miles | Requires improvement — 27 Jun 2023 |
| Willowfield School | Secondary | 0.4 miles | Good — 2 Feb 2012 |
| Stoneydown Park School | Primary | 0.4 miles | Good — 13 Dec 2011 |