Terraced

72 BELVEDERE ROAD

LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NP

£770,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E10 7NP

Nearby

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

Type	Name	Distance
Shop	Screwfix	0.1 miles
Bus stop	Perth Road	0.1 miles
Train station	Lea Bridge	0.2 miles
University	Arden University Stratford Campus	2.1 miles
Hospital	Moorfields at Hoxton	3.4 miles

Property details

Tenure

Freehold

Property type

Terraced

Last sold

£770,000 Jan 2026

Local average

£666,579 (48 sales)

Street crime

565 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£770,000	Terraced	—	£783,263 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
4 ELM PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NX	£655,000	27/11/2025	Terraced
75 SANDERSTEAD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PW	£478,000	06/07/2023	Terraced
9 OVERTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NN	£550,000	15/08/2022	Terraced
56 BELVEDERE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NP	£568,000	12/08/2022	Terraced
42 FLEMPTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NH	£535,000	26/07/2022	Terraced
208 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7LN	£336,000	15/07/2022	Terraced
77 SANDERSTEAD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PW	£640,000	14/07/2022	Terraced
171 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN	£337,500	17/05/2022	Terraced
33 OVERTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PR	£540,000	29/04/2022	Terraced
27 BLYTH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8HP	£420,000	18/02/2022	Terraced
8 OVERTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NN	£507,000	18/02/2022	Terraced
11 BURWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7QG	£570,000	31/01/2022	Terraced
169 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN	£337,500	10/01/2022	Terraced
173 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN	£337,500	10/01/2022	Terraced
175 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN	£337,500	10/01/2022	Terraced
4 WELLINGTON ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7QF	£560,000	22/12/2021	Terraced
19 PERTH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PA	£410,000	22/10/2021	Terraced
248A LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7LN	£612,000	12/10/2021	Terraced
113 BLYTH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8HS	£358,000	24/08/2021	Terraced
32 FLEMPTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NH	£635,000	13/08/2021	Terraced

Area average: £486,200 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 24.4%

10y growth 38.1%

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

1y (index) 5.6%

5y (index) 14.5%

10y (index) 34%

Rental Range

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

Low £1,582/mo

Realistic £1,758/mo

Optimistic £1,934/mo

Based on Local Authority from postcode lookup → Waltham Forest.

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

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Goldsmith Road, E10	£1,750/mo	2	0.81 miles	OpenRent
3 Bed Flat, Coppermill Lane, E17	£2,650/mo	3	0.83 miles	OpenRent

Average rent: £2,200/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.29%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 3.4%

Cost-to-rent ratio 29.2×

Monthly cashflow £-1,077/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.8%

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	153
Violence and sexual offences	131
Other theft	51
Vehicle crime	40
Criminal damage and arson	33
Burglary	30
Public order	28
Theft from the person	24
Drugs	22
Robbery	21
Shoplifting	16
Possession of weapons	7
Bicycle theft	5
Other crime	4
Total incidents	565

Within 1 mile during Apr 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
Sybourn Primary School	Primary	0.3 miles	Outstanding — 20 Jul 2023
Lammas School	Secondary	0.4 miles	Requires improvement — 30 Oct 2023
St Saviour's Church of England Primary School	Primary	0.4 miles	Outstanding — 5 Nov 2019
Kelmscott School	Secondary	0.5 miles	Good — 11 Jul 2016
Barn Croft Primary School	Primary	0.5 miles	Requires improvement — 27 Jun 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 72 BELVEDERE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NP

## Property details

- Slug: `5a87839` (address key hash: `5a8783939b52aeda3201da811c79abb436e508ee`)
- Postcode: E10 7NP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Last sold: £770,000 Jan 2026
- Local average: £666,579 (48 sales)
- Street crime: 565 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £770,000
- Date: 2026-01-23
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £770,000 | Terraced | — | £783,263 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-cee8-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 72 BELVEDERE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NP | £770,000 | 23/01/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 ELM PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NX | £655,000 | 27/11/2025 | Terraced |
| 75 SANDERSTEAD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PW | £478,000 | 06/07/2023 | Terraced |
| 9 OVERTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NN | £550,000 | 15/08/2022 | Terraced |
| 56 BELVEDERE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NP | £568,000 | 12/08/2022 | Terraced |
| 42 FLEMPTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NH | £535,000 | 26/07/2022 | Terraced |
| 208 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7LN | £336,000 | 15/07/2022 | Terraced |
| 77 SANDERSTEAD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PW | £640,000 | 14/07/2022 | Terraced |
| 171 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN | £337,500 | 17/05/2022 | Terraced |
| 33 OVERTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PR | £540,000 | 29/04/2022 | Terraced |
| 27 BLYTH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8HP | £420,000 | 18/02/2022 | Terraced |
| 8 OVERTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NN | £507,000 | 18/02/2022 | Terraced |
| 11 BURWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7QG | £570,000 | 31/01/2022 | Terraced |
| 169 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN | £337,500 | 10/01/2022 | Terraced |
| 173 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN | £337,500 | 10/01/2022 | Terraced |
| 175 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN | £337,500 | 10/01/2022 | Terraced |
| 4 WELLINGTON ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7QF | £560,000 | 22/12/2021 | Terraced |
| 19 PERTH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PA | £410,000 | 22/10/2021 | Terraced |
| 248A LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7LN | £612,000 | 12/10/2021 | Terraced |
| 113 BLYTH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8HS | £358,000 | 24/08/2021 | Terraced |
| 32 FLEMPTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7NH | £635,000 | 13/08/2021 | Terraced |

**Area average:** £486,200 (20 sales)

## Capital growth trend

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

- **5y growth:** 24.4%
- **10y growth:** 38.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.6%
- **5y growth (index):** 14.5%
- **10y growth (index):** 34%

## Rental Range

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

- **Low:** £1,582/mo
- **Realistic:** £1,758/mo
- **Optimistic:** £1,934/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Goldsmith Road, E10 | £1,750/mo | 2 | 0.81 miles | OpenRent |
| 3 Bed Flat, Coppermill Lane, E17 | £2,650/mo | 3 | 0.83 miles | OpenRent |

**Average rent: £2,200/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.2×
- **Monthly cashflow:** £-1,077/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.8%

*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 | 153 |
| Violence and sexual offences | 131 |
| Other theft | 51 |
| Vehicle crime | 40 |
| Criminal damage and arson | 33 |
| Burglary | 30 |
| Public order | 28 |
| Theft from the person | 24 |
| Drugs | 22 |
| Robbery | 21 |
| Shoplifting | 16 |
| Possession of weapons | 7 |
| Bicycle theft | 5 |
| Other crime | 4 |
| **Total incidents** | **565** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Sybourn Primary School | Primary | 0.3 miles | Outstanding — 20 Jul 2023 |
| Lammas School | Secondary | 0.4 miles | Requires improvement — 30 Oct 2023 |
| St Saviour's Church of England Primary School | Primary | 0.4 miles | Outstanding — 5 Nov 2019 |
| Kelmscott School | Secondary | 0.5 miles | Good — 11 Jul 2016 |
| Barn Croft Primary School | Primary | 0.5 miles | Requires improvement — 27 Jun 2023 |