Terraced 3 sales on record

33 WELLINGTON ROAD

WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS

£911,155

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 6LS

Nearby

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

Type	Name	Distance
Shop	Forest Barber Shop	0.0 miles
Bus stop	Century Road	0.1 miles
Train station	Blackhorse Road	0.4 miles
University	Arden University Stratford Campus	3.2 miles
Hospital	North London Hospice Winchmore Hill	3.7 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

93 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£911,155 Jan 2026

Price per m²

£9,797/m²

Local average

£705,634 (132 sales)

Street crime

693 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 28/06/2017

Expiry date: 27/06/2027

Current heating cost: £860/year

Potential heating cost: £517/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (350)
50 mm internal or external wall insulation (14,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	30/01/2026	£911,155	Terraced	+48.2%	£917,270 to April 2026	View transaction
Sold	13/10/2017	£615,000	Terraced	+156.3%	£764,201 to April 2026	View transaction
Sold	07/02/2006	£240,000	Flat	—	£502,232 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	£911,155
listed	28/05/2025	£900,000
sold	01/01/2017	£615,000
sold	01/01/2006	£240,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
32 WALPOLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PT	£980,000	19/08/2025	Terraced
58 CHATHAM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EU	£910,000	11/07/2025	Terraced
24 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN	£477,000	20/01/2025	Terraced
6 RENNESS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EX	£645,000	07/12/2023	Terraced
59 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LP	£685,000	17/11/2023	Terraced
7 BRISTOL PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LL	£655,151	10/10/2023	Terraced
9 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN	£585,000	15/09/2023	Terraced
11 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN	£570,000	08/09/2023	Terraced
22 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ	£530,000	04/09/2023	Terraced
8 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ	£611,000	30/06/2023	Terraced
178 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JG	£187,000	20/12/2022	Terraced
30 RITCHINGS AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LB	£567,000	19/12/2022	Terraced
14 CANNING ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LT	£860,000	16/12/2022	Terraced
100 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JQ	£655,000	15/12/2022	Terraced
48 MELBOURNE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LR	£665,000	14/12/2022	Terraced
50 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ	£525,000	13/12/2022	Terraced
56 CHATHAM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EU	£790,000	02/12/2022	Terraced
181 WARNER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7DX	£444,000	23/11/2022	Terraced
58 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN	£656,000	10/11/2022	Terraced
48 CHATHAM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EU	£820,000	04/11/2022	Terraced

Area average: £640,858 (20 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 14.3%

10y growth 33.9%

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

1y (index) 5.3%

5y (index) 14.1%

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 in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed End Terrace, Higham Hill, E17	£750/mo	4	0.35 miles	OpenRent

Average rent: £750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.08%

Max investor price (0.8%) £93,750

Target investor price (1%) £75,000

Gross yield 1%

Cost-to-rent ratio 101.2×

Monthly cashflow £-2,938/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -13.3%

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	195
Violence and sexual offences	177
Other theft	62
Vehicle crime	53
Drugs	36
Theft from the person	35
Public order	34
Shoplifting	33
Burglary	20
Robbery	20
Bicycle theft	13
Other crime	6
Possession of weapons	5
Criminal damage and arson	4
Total incidents	693

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
Stoneydown Park School	Primary	0.2 miles	Good — 13 Dec 2011
Big Creative Academy	Other	0.3 miles	— (No rating)
St Patrick's Catholic Primary School	Primary	0.3 miles	Good — 27 Jul 2023
Mission Grove Primary School	Primary	0.3 miles	Good — 6 Sep 2012
Willowfield School	Secondary	0.3 miles	Good — 2 Feb 2012

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
16/07/2023	10/07/2023	1	—

# 33 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS

## Property details

- Slug: `6e8874d` (address key hash: `6e8874dc2e46a55e5e7cf68aa63e88a722fe9419`)
- Postcode: E17 6LS
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 5
- Bathrooms: 2
- Floor area: 93 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £911,155 Jan 2026
- Price per m²: £9,797/m²
- Local average: £705,634 (132 sales)
- Street crime: 693 incidents within 1 mile (May 2026)

## Latest sale

- Price: £911,155
- Date: 2026-01-30
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 27/06/2027
- **Current heating cost:** £860/year

### Recommendations
- A (350)
- Q (14,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0850-2828-7669-9623-3145)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £911,155 | Terraced | +48.2% | £917,270 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-692c-d8ea-e063-4704a8c0bf7d) |
| Sold | 2017-10-13 | £615,000 | Terraced | +156.3% | £764,201 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5cf9903c-3ac7-7f13-e053-6c04a8c074b1) |
| Sold | 2006-02-07 | £240,000 | Flat | — | £502,232 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d8c175e8-71b3-41c9-a627-653ea3f90ffd) |

*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 |
|---------|-------|------|------|
| 33 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS | £911,155 | 30/01/2026 | Terraced |
| 33 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS | £615,000 | 13/10/2017 | Terraced |
| 33 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS | £240,000 | 07/02/2006 | Flat |

## Historic listings

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

- Matched listing: [162508178](http://87.117.209.195:8080/listings/a895f65)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £911,155 |
| listed | 2025-05-28 | £900,000 |
| sold | 2017-01-01 | £615,000 |
| sold | 2006-01-01 | £240,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 WALPOLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PT | £980,000 | 19/08/2025 | Terraced |
| 58 CHATHAM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EU | £910,000 | 11/07/2025 | Terraced |
| 24 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN | £477,000 | 20/01/2025 | Terraced |
| 6 RENNESS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EX | £645,000 | 07/12/2023 | Terraced |
| 59 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LP | £685,000 | 17/11/2023 | Terraced |
| 7 BRISTOL PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LL | £655,151 | 10/10/2023 | Terraced |
| 9 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN | £585,000 | 15/09/2023 | Terraced |
| 11 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN | £570,000 | 08/09/2023 | Terraced |
| 22 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ | £530,000 | 04/09/2023 | Terraced |
| 8 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ | £611,000 | 30/06/2023 | Terraced |
| 178 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JG | £187,000 | 20/12/2022 | Terraced |
| 30 RITCHINGS AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LB | £567,000 | 19/12/2022 | Terraced |
| 14 CANNING ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LT | £860,000 | 16/12/2022 | Terraced |
| 100 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JQ | £655,000 | 15/12/2022 | Terraced |
| 48 MELBOURNE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LR | £665,000 | 14/12/2022 | Terraced |
| 50 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ | £525,000 | 13/12/2022 | Terraced |
| 56 CHATHAM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EU | £790,000 | 02/12/2022 | Terraced |
| 181 WARNER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7DX | £444,000 | 23/11/2022 | Terraced |
| 58 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN | £656,000 | 10/11/2022 | Terraced |
| 48 CHATHAM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EU | £820,000 | 04/11/2022 | Terraced |

**Area average:** £640,858 (20 sales)

## Capital growth trend

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

- **5y growth:** 14.3%
- **10y growth:** 33.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.3%
- **5y growth (index):** 14.1%
- **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 in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed End Terrace, Higham Hill, E17 | £750/mo | 4 | 0.35 miles | OpenRent |

**Average rent: £750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £93,750
- **Target investor price (1%):** £75,000

*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 £750/mo).*

- **Gross yield:** 1%
- **Cost-to-rent:** 101.2×
- **Monthly cashflow:** £-2,938/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.3%

*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 |
|----------|-------|
| Anti-social behaviour | 195 |
| Violence and sexual offences | 177 |
| Other theft | 62 |
| Vehicle crime | 53 |
| Drugs | 36 |
| Theft from the person | 35 |
| Public order | 34 |
| Shoplifting | 33 |
| Burglary | 20 |
| Robbery | 20 |
| Bicycle theft | 13 |
| Other crime | 6 |
| Possession of weapons | 5 |
| Criminal damage and arson | 4 |
| **Total incidents** | **693** |

*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 |
|------|------|----------|--------|
| Stoneydown Park School | Primary | 0.2 miles | Good — 13 Dec 2011 |
| Big Creative Academy | Other | 0.3 miles | — (No rating) |
| St Patrick's Catholic Primary School | Primary | 0.3 miles | Good — 27 Jul 2023 |
| Mission Grove Primary School | Primary | 0.3 miles | Good — 6 Sep 2012 |
| Willowfield School | Secondary | 0.3 miles | Good — 2 Feb 2012 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15855823
- **Address:** 33 Wellington Road, LONDON, E17 6LS
- **Certificate Issued:** 16/07/2023
- **Work Completed:** 10/07/2023
- **Items:** 1 window(s)