# 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
- Floor area: 120 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £770,000 Jan 2026
- Price per m²: £6,417/m²
- 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

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 09/07/2035
- **Current heating cost:** £935/year
- **Est. upgrade cost to C:** £19,300

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9609-3052-8203-5895-5204)

## 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 |
| 175 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7PN | £337,500 | 10/01/2022 | 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 |
| 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 |