Flats/Maisonettes 2 sales on record

3 THE RIDINGS

LONDON, REDBRIDGE, GREATER LONDON, E11 1SU

£432,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E11 1SU

Nearby

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

Type	Name	Distance
Shop	Beaute Parfait	0.0 miles
Bus stop	Snaresbrook Station	0.0 miles
Train station	Snaresbrook	0.1 miles
University	Arden University Stratford Campus	3.0 miles
Hospital	Rainbow Ward	4.1 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

67 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£432,000 Apr 2026

Price per m²

£6,448/m²

Local average

£403,364 (72 sales)

Street crime

323 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 27/10/2022

Expiry date: 26/10/2032

Est. upgrade cost to C: £2,600

Recommendations

Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	13/04/2026	£432,000	Flat	+47.4%	£422,636 to May 2026	View transaction
Sold	26/02/2010	£293,000	Flat	—	£521,414 to May 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	£432,000
listed	22/03/2023	£1,600
sold	01/01/2010	£293,000
sold	01/01/1996	£98,495

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
68 MALCOLM WAY, LONDON, REDBRIDGE, GREATER LONDON, E11 1PW	£480,000	09/02/2026	Flat
LAYBROOK LODGE, 63 3 SNARESBROOK ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 1SR	£900,695	05/01/2026	Flat
51 FLAT 1 HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AR	£408,000	02/10/2025	Flat
7 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL	£443,000	25/09/2025	Flat
15 FLAT 2 HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AR	£350,000	28/08/2025	Flat
14 WELLESLEY ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2HF	£523,090	12/08/2025	Flat
WOODFORD HOUSE FLAT 18 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2ES	£411,000	15/11/2024	Flat
21 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL	£475,000	13/12/2023	Flat
18 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL	£445,000	05/12/2023	Flat
47B HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AR	£250,000	11/10/2023	Flat
24 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL	£570,000	21/07/2023	Flat
30 FLAT C HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AP	£440,000	18/05/2023	Flat
20 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL	£479,999	10/05/2023	Flat
27 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL	£625,000	28/04/2023	Flat
WILFRED HOUSE, 1 - 3 FLAT 4 STATION PARADE, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 1QF	£375,000	19/12/2022	Flat
WOODFORD HOUSE FLAT 14 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2ES	£450,000	16/12/2022	Flat
8 MALCOLM WAY, SNARESBROOK, LONDON, REDBRIDGE, GREATER LONDON, E11 1PW	£380,000	11/11/2022	Flat
24A WELLESLEY ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2HF	£397,000	08/11/2022	Flat
30 FLAT B HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AP	£377,675	21/10/2022	Flat
64 FLAT 6 HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 1PB	£294,000	06/10/2022	Flat

Area average: £453,723 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).

Address	Price	Beds	Type	Distance
Harley Court, Blake Hall Road, Wanstead	£315,000	1	Flat	0.67 mi

Capital growth trend

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

5y growth 21.1%

10y growth 12.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Redbridge. Series: Flats and maisonettes. As of May 2026.

1y (index) -0.4%

5y (index) 4.2%

10y (index) 16.4%

Rental Range

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

Low £1,552/mo

Realistic £1,724/mo

Optimistic £1,896/mo

Based on Local Authority from postcode lookup → Redbridge.

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 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Thornton House, E11	£1,600/mo	1	0.5 miles	OpenRent
Studio Flat, Kings Passage, E11	£1,200/mo	1	0.98 miles	OpenRent

Average rent: £1,400/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 3.9%

Cost-to-rent ratio 25.7×

Monthly cashflow £-466/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.5%

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

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~3,619 m² (0.89 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	79
Anti-social behaviour	67
Shoplifting	65
Vehicle crime	25
Other theft	22
Burglary	15
Public order	15
Drugs	12
Theft from the person	10
Robbery	8
Bicycle theft	2
Other crime	2
Possession of weapons	1
Total incidents	323

Within 1 mile during Jun 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
Wanstead Church School	Primary	0.3 miles	Good — 26 Jun 2024
Snaresbrook Primary School	Primary	0.3 miles	Good — 27 Nov 2014
Our Lady of Lourdes RC Primary School	Primary	0.5 miles	Good — 12 Feb 2015
Forest School	Other	0.6 miles	— (No rating)
Nightingale Primary School	Primary	0.6 miles	Good — 13 Nov 2023

FENSA

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

# 3 THE RIDINGS, LONDON, REDBRIDGE, GREATER LONDON, E11 1SU

## Property details

- Slug: `842a845` (address key hash: `842a8454973288def6d69dfd67eba1f67ade5072`)
- Postcode: E11 1SU
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 67 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £432,000 Apr 2026
- Price per m²: £6,448/m²
- Local average: £403,364 (72 sales)
- Street crime: 323 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £432,000
- Date: 2026-04-13
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 26/10/2032
- **Est. upgrade cost to C:** £2,600

### Recommendations
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2290-6536-2522-3225-1023)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-13 | £432,000 | Flat | +47.4% | £422,636 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-edc2-b8d0-e063-4704a8c08d98) |
| Sold | 2010-02-26 | £293,000 | Flat | — | £521,414 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/b38cf48e-1187-496f-9081-e24c5e1b9903) |

*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 |
|---------|-------|------|------|
| 3 THE RIDINGS, LONDON, REDBRIDGE, GREATER LONDON, E11 1SU | £432,000 | 13/04/2026 | Flat |
| 3 THE RIDINGS, LONDON, REDBRIDGE, GREATER LONDON, E11 1SU | £293,000 | 26/02/2010 | Flat |

## Historic listings

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

- Matched listing: [132852515](http://87.117.209.195:8080/listings/f8c05af)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £432,000 |
| listed | 2023-03-22 | £1,600 |
| sold | 2010-01-01 | £293,000 |
| sold | 1996-01-01 | £98,495 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 68 MALCOLM WAY, LONDON, REDBRIDGE, GREATER LONDON, E11 1PW | £480,000 | 09/02/2026 | Flat |
| LAYBROOK LODGE, 63 3 SNARESBROOK ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 1SR | £900,695 | 05/01/2026 | Flat |
| 51 FLAT 1 HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AR | £408,000 | 02/10/2025 | Flat |
| 7 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL | £443,000 | 25/09/2025 | Flat |
| 15 FLAT 2 HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AR | £350,000 | 28/08/2025 | Flat |
| 14 WELLESLEY ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2HF | £523,090 | 12/08/2025 | Flat |
| WOODFORD HOUSE FLAT 18 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2ES | £411,000 | 15/11/2024 | Flat |
| 21 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL | £475,000 | 13/12/2023 | Flat |
| 18 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL | £445,000 | 05/12/2023 | Flat |
| 47B HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AR | £250,000 | 11/10/2023 | Flat |
| 24 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL | £570,000 | 21/07/2023 | Flat |
| 30 FLAT C HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AP | £440,000 | 18/05/2023 | Flat |
| 20 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL | £479,999 | 10/05/2023 | Flat |
| 27 THE HOLLIES, LONDON, REDBRIDGE, GREATER LONDON, E11 2SL | £625,000 | 28/04/2023 | Flat |
| WILFRED HOUSE, 1 - 3 FLAT 4 STATION PARADE, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 1QF | £375,000 | 19/12/2022 | Flat |
| WOODFORD HOUSE FLAT 14 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2ES | £450,000 | 16/12/2022 | Flat |
| 8 MALCOLM WAY, SNARESBROOK, LONDON, REDBRIDGE, GREATER LONDON, E11 1PW | £380,000 | 11/11/2022 | Flat |
| 24A WELLESLEY ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2HF | £397,000 | 08/11/2022 | Flat |
| 30 FLAT B HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 2AP | £377,675 | 21/10/2022 | Flat |
| 64 FLAT 6 HERMON HILL, LONDON, REDBRIDGE, GREATER LONDON, E11 1PB | £294,000 | 06/10/2022 | Flat |

**Area average:** £453,723 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Harley Court, Blake Hall Road, Wanstead](http://87.117.209.195:8080/listings/ac18487) | £315,000 | 1 | Flat | 0.67 mi |

## Capital growth trend

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

- **5y growth:** 21.1%
- **10y growth:** 12.2%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 4.2%
- **10y growth (index):** 16.4%

## Rental Range

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

- **Low:** £1,552/mo
- **Realistic:** £1,724/mo
- **Optimistic:** £1,896/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 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Thornton House, E11 | £1,600/mo | 1 | 0.5 miles | OpenRent |
| Studio Flat, Kings Passage, E11 | £1,200/mo | 1 | 0.98 miles | OpenRent |

**Average rent: £1,400/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.7×
- **Monthly cashflow:** £-466/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.5%

*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:** Job (default Low)

[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 | 79 |
| Anti-social behaviour | 67 |
| Shoplifting | 65 |
| Vehicle crime | 25 |
| Other theft | 22 |
| Burglary | 15 |
| Public order | 15 |
| Drugs | 12 |
| Theft from the person | 10 |
| Robbery | 8 |
| Bicycle theft | 2 |
| Other crime | 2 |
| Possession of weapons | 1 |
| **Total incidents** | **323** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Wanstead Church School | Primary | 0.3 miles | Good — 26 Jun 2024 |
| Snaresbrook Primary School | Primary | 0.3 miles | Good — 27 Nov 2014 |
| Our Lady of Lourdes RC Primary School | Primary | 0.5 miles | Good — 12 Feb 2015 |
| Forest School | Other | 0.6 miles | — (No rating) |
| Nightingale Primary School | Primary | 0.6 miles | Good — 13 Nov 2023 |