# 88 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY

## Property details

- Slug: `2365c73` (address key hash: `2365c73ab1126fbc9f0e0ed49ad711d3ec59cca4`)
- Postcode: E17 9BY
- Transactions on record: 3

- 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)

## Latest sale

- Price: £840,000
- Date: 2026-04-10
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 13/05/2034
- **Current heating cost:** £1,530/year
- **Est. upgrade cost to C:** £16,800

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9543-3037-2205-1874-9204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-10 | £840,000 | Semi-detached | +236% | £840,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-eddd-b8d0-e063-4704a8c08d98) |
| Sold | 2006-01-20 | £250,000 | Semi-detached | +273.1% | £707,995 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/bb5e635d-f731-459b-89f1-eaf037aa9029) |
| Sold | 1996-07-12 | £67,000 | Semi-detached | — | £588,361 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d6903198-138c-45df-9560-a7b8e49fe601) |

*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 |
|---------|-------|------|------|
| 88 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £840,000 | 10/04/2026 | Semi-detached |
| 88 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £250,000 | 20/01/2006 | Semi-detached |
| 88 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £67,000 | 12/07/1996 | Semi-detached |

## Historic listings

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

- Matched listing: [168905000](http://87.117.209.195:8080/listings/53b258a)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £840,000 |
| listed | 2025-11-03 | £850,000 |
| sold | 2006-01-01 | £250,000 |
| sold | 1996-01-01 | £67,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 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)

## Capital growth trend

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

- **5y growth:** 17.8%
- **10y growth:** 43.7%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Semi-detached series; as of April 2026.*

- **1y growth (index):** 5%
- **5y growth (index):** 15%
- **10y growth (index):** 32.4%

## 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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £421,875
- **Target investor price (1%):** £337,500

*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 £3,375/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 20.7×
- **Monthly cashflow:** £-296/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.5%

*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 | 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.*

| 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 Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #15598973
- **Address:** 88 Grove Road, LONDON, E17 9BY
- **Certificate Issued:** 05/02/2023
- **Work Completed:** 03/12/2022
- **Items:** 2 window(s)

### FENSA Certificate #14388776
- **Address:** 88 Grove Road, LONDON, E17 9BY
- **Certificate Issued:** 10/01/2021
- **Work Completed:** 03/12/2020
- **Items:** 5 window(s)