Semi-Detached 3 sales on record

88 GROVE ROAD

WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY

£840,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 9BY

Nearby

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

Type Name Distance
Bus stop Leyton Green Road 0.1 miles
Shop Care Central 0.1 miles
Train station Walthamstow Central 0.5 miles
University Arden University Stratford Campus 2.5 miles
Hospital Rainbow Ward 4.3 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

3

Bathrooms

1

Floor area

82 m²

EPC rating

E

Year built

England and Wales: 1900-1929

Last sold

£840,000 Apr 2026

Price per m²

£10,244/m²

Local average

£936,765 (11 sales)

Street crime

968 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 14/05/2024

Expiry date: 13/05/2034

Current heating cost: £1,530/year

Potential heating cost: £1,003/year

Est. upgrade cost to C: £16,800

Recommendations

  • Cavity wall insulation (£500 - £1,500)
  • Floor insulation (suspended floor) (£800 - £1,200)
  • Upgrade heating controls (£350 - £450)
  • Solar water heating (£4,000 - £6,000)
  • Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event Date Price Type % change Today’s value (HPI) Action
Sold 10/04/2026 £840,000 Semi-detached +236% £840,000 to April 2026 View transaction
Sold 20/01/2006 £250,000 Semi-detached +273.1% £707,995 to April 2026 View transaction
Sold 12/07/1996 £67,000 Semi-detached — £588,361 to April 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 £840,000
listed 03/11/2025 £850,000
sold 01/01/2006 £250,000
sold 01/01/1996 £67,000

Photos · Open listing

Open image 1 from listing 168905000 Open image 2 from listing 168905000 Open image 3 from listing 168905000 Open image 4 from listing 168905000 Open image 5 from listing 168905000 Open image 6 from listing 168905000 Open image 7 from listing 168905000 Open image 8 from listing 168905000 Open image 9 from listing 168905000 Open image 10 from listing 168905000 Open image 11 from listing 168905000 Open image 12 from listing 168905000

Sold comparables

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

Address Price Date Type
95 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BU £675,000 29/06/2022 Semi-detached
75A BARCLAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JH £688,000 27/06/2022 Semi-detached

Area average: £681,500 (2 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 17.8%
10y growth 43.7%

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

1y (index) 5%
5y (index) 15%
10y (index) 32.4%

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
3 Bed Terraced House, Shernhall Street, E17 £3,250/mo 3 0.34 miles OpenRent
3 Bed Terraced House, Barrett Road, E17 £3,500/mo 3 0.47 miles OpenRent

Average rent: £3,375/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%
Max investor price (0.8%) £421,875
Target investor price (1%) £337,500
Gross yield 4.8%
Cost-to-rent ratio 20.7×
Monthly cashflow £-296/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -1.5%
  • 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)

Street-level crime

Category Count
Anti-social behaviour 284
Violence and sexual offences 267
Other theft 82
Vehicle crime 66
Public order 55
Drugs 52
Theft from the person 48
Burglary 36
Shoplifting 29
Robbery 21
Bicycle theft 11
Other crime 7
Criminal damage and arson 5
Possession of weapons 5
Total incidents 968

Within 1 mile during May 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
Belmont Park School Other 0.2 miles Good — 3 Oct 2014
Henry Maynard Primary School Primary 0.3 miles Good — 14 Nov 2023
Leyton Sixth Form College Other 0.4 miles — (No rating)
Church Hill Nursery School Nursery 0.4 miles Outstanding — 11 Sep 2012
St Mary's CofE Primary School Primary 0.5 miles Outstanding — 26 Apr 2016

FENSA

Window and door installation certificates found for this address.

Issued Work completed Windows Doors
05/02/2023 03/12/2022 2 —
10/01/2021 03/12/2020 5 —