# 64 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BD

## Property details

- Slug: `4c78a2a` (address key hash: `4c78a2ad453466577e03f0737774c837dc550564`)
- Postcode: E11 4BD
- Transactions on record: 7

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £358,500 Feb 2026
- Local average: £402,235 (69 sales)
- Street crime: 956 incidents within 1 mile (May 2026)

## Latest sale

- Price: £358,500
- Date: 2026-02-06
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £358,500 | Flat | +6.1% | £357,421 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-cd86-d8ea-e063-4704a8c0bf7d) |
| Sold | 2023-02-24 | £338,000 | Flat | +9.9% | £335,972 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/fac30766-cc43-5e20-e053-4704a8c004ee) |
| Sold | 2018-02-14 | £307,500 | Flat | +64% | £314,460 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/6da08449-d09b-30f2-e053-6b04a8c05f3b) |
| Sold | 2013-11-15 | £187,500 | Flat | +13% | £319,683 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/f5a84080-ab79-47f2-a3e7-3f7b003aa6bd) |
| Sold | 2013-08-30 | £166,000 | Terraced | +38.3% | £350,704 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/84905384-2935-44b2-859f-67e8646e9ed4) |
| Sold | 2005-10-07 | £119,995 | Flat | +300% | £253,238 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/20eb0278-a734-4896-9a91-0dba362de3bf) |
| Sold | 1996-06-27 | £30,000 | Flat | — | £205,655 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2a289e9d-d8aa-cdc8-e050-a8c063054829) |

*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 |
|---------|-------|------|------|
| 64 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BD | £358,500 | 06/02/2026 | Flat |
| 64 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BD | £338,000 | 24/02/2023 | Flat |
| 64 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BD | £307,500 | 14/02/2018 | Flat |
| 64 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BD | £187,500 | 15/11/2013 | Flat |
| 64 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BD | £166,000 | 30/08/2013 | Terraced |
| 64 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BD | £119,995 | 07/10/2005 | Flat |
| 64 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BD | £30,000 | 27/06/1996 | Flat |

## Historic listings

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

- Matched listing: [126044321](http://87.117.209.195:8080/listings/41e8494)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £358,500 |
| sold | 2023-01-01 | £338,000 |
| listed | 2022-08-13 | £325,000 |
| sold | 2018-01-01 | £307,500 |
| sold | 2013-01-01 | £187,500 |
| sold | 2013-01-01 | £166,000 |
| sold | 2005-01-01 | £119,995 |
| sold | 1996-01-01 | £30,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 171 NEWPORT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6PF | £535,000 | 08/01/2026 | Flat |
| 252 ALBERT ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6PD | £521,000 | 05/12/2025 | Flat |
| 14 FLAT 1 GUERNSEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BJ | £430,000 | 26/11/2025 | Flat |
| 179 NEWPORT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6PF | £515,000 | 11/11/2025 | Flat |
| 111 FLAT 2 ALBERT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6PA | £417,500 | 07/11/2025 | Flat |
| DRAYTON HOUSE FLAT 13 DRAYTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4AS | £390,000 | 19/08/2025 | Flat |
| 271 MURCHISON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6LT | £518,176 | 27/06/2025 | Flat |
| 58A BULWER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 1BX | £360,000 | 11/03/2025 | Flat |
| 49 NORLINGTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BE | £335,000 | 12/12/2024 | Flat |
| 5 JERSEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BL | £410,000 | 01/11/2024 | Flat |
| 318 FLAT GROVE GREEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EA | £275,000 | 11/12/2023 | Flat |
| DRAYTON HOUSE FLAT 1 DRAYTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4AS | £308,000 | 24/11/2023 | Flat |
| 66 NEWPORT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6PQ | £485,000 | 21/11/2023 | Flat |
| 75 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BB | £370,000 | 15/11/2023 | Flat |
| 43 NORLINGTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BE | £465,000 | 30/08/2023 | Flat |
| 48B BULWER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 1BX | £445,000 | 24/08/2023 | Flat |
| 128 NEWPORT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6PF | £575,000 | 28/07/2023 | Flat |
| 65 PRETORIA ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BB | £450,000 | 12/05/2023 | Flat |
| 1 JERSEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BL | £425,000 | 27/04/2023 | Flat |
| 2A GUERNSEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4BJ | £505,000 | 10/02/2023 | Flat |

**Area average:** £436,734 (20 sales)

## Capital growth trend

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

- **5y growth:** 4.3%
- **10y growth:** 14.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 1.3%
- **10y growth (index):** 12.3%

## 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, Hainault Road, E11 | £1,450/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, High Road Leyton, E10 | £1,690/mo | 1 | 0.41 miles | OpenRent |

**Average rent: £1,570/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £196,250
- **Target investor price (1%):** £157,000

*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 £1,570/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-24/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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 |
|----------|-------|
| Violence and sexual offences | 260 |
| Anti-social behaviour | 248 |
| Shoplifting | 110 |
| Other theft | 62 |
| Vehicle crime | 57 |
| Drugs | 56 |
| Public order | 46 |
| Burglary | 37 |
| Robbery | 27 |
| Theft from the person | 27 |
| Other crime | 10 |
| Possession of weapons | 9 |
| Bicycle theft | 5 |
| Criminal damage and arson | 2 |
| **Total incidents** | **956** |

*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 |
|------|------|----------|--------|
| Norlington School and 6th Form | Secondary | 0.1 miles | Good — 4 Oct 2013 |
| Connaught School for Girls | Secondary | 0.2 miles | Good — 15 Jun 2011 |
| Newport School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Noor Ul Islam Primary School | Other | 0.4 miles | Good — 5 Apr 2022 |
| George Tomlinson Primary School | Primary | 0.4 miles | Good — 5 Mar 2018 |