# 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:** 14.1%
- **10y growth:** 32.9%

## 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)