# 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 |