# 154 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE

## Property details

- Slug: `a368b5c` (address key hash: `a368b5cc99db7f2c1f83f3f7f60fe43879aa6663`)
- Postcode: E17 7HE
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £285,000 Jun 2026
- Local average: £404,016 (210 sales)
- Street crime: 627 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £285,000
- Date: 2026-06-23
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-06-23 | £285,000 | Flat | +67.6% | £287,876 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e8-a6de-29c7-e063-4804a8c015bc) |
| Sold | 2010-08-05 | £170,000 | Flat | — | £345,874 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/6ff33789-6c28-4cce-bac3-a53d42993750) |

*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 |
|---------|-------|------|------|
| 154 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £285,000 | 23/06/2026 | Flat |
| 154 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £170,000 | 05/08/2010 | Flat |

## Historic listings

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

- Matched listing: [155573978](http://87.117.209.195:8080/listings/5b9a8c8)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £285,000 |
| listed | 2024-12-02 | £290,000 |
| sold | 2010-01-01 | £170,000 |
| sold | 2005-01-01 | £138,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AW | £509,920 | 16/01/2026 | Flat |
| 203 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HF | £199,565 | 19/12/2025 | Flat |
| 11A HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN | £370,000 | 26/11/2025 | Flat |
| 42 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU | £425,000 | 07/11/2025 | Flat |
| 43 HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN | £425,000 | 18/07/2025 | Flat |
| TENBY COURT FLAT 66 TENBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AT | £380,000 | 14/07/2025 | Flat |
| 156 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £291,500 | 30/05/2025 | Flat |
| 16A GLENTHORNE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AR | £400,000 | 14/04/2025 | Flat |
| 22A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU | £585,000 | 26/02/2025 | Flat |
| 30 COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ | £597,500 | 18/02/2025 | Flat |
| 20A COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ | £377,500 | 17/02/2025 | Flat |
| 13 HAZELWOOD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AJ | £410,000 | 10/02/2025 | Flat |
| 12 COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ | £365,000 | 08/11/2023 | Flat |
| 104A COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £432,000 | 03/11/2023 | Flat |
| 51A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB | £416,000 | 25/10/2023 | Flat |
| 84A HAZELWOOD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AL | £455,500 | 06/10/2023 | Flat |
| 33 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB | £390,000 | 04/08/2023 | Flat |
| 110A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6NX | £290,000 | 13/06/2023 | Flat |
| 110A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6NX | £322,000 | 13/06/2023 | Flat |
| 197 GROUND FLOOR FLAT COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HF | £433,000 | 09/06/2023 | Flat |

**Area average:** £403,724 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.8%
- **10y growth:** 30.3%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 3.6%
- **10y growth (index):** 11.8%

## 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 from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Blackhorse Lane, E17 | £1,650/mo | 1 | 0.51 miles | OpenRent |
| 1 Bed Flat, High St, E17 | £2,150/mo | 1 | 0.53 miles | OpenRent |
| 1 Bed Flat, Tottenham Hale, N17 | £2,050/mo | 1 | 0.73 miles | OpenRent |

**Average rent: £1,950/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £256,250
- **Target investor price (1%):** £205,000

*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 £2,050/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.6×
- **Monthly cashflow:** £698/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.1%

*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 | 203 |
| Violence and sexual offences | 157 |
| Other theft | 50 |
| Shoplifting | 41 |
| Vehicle crime | 36 |
| Public order | 35 |
| Theft from the person | 25 |
| Burglary | 23 |
| Drugs | 22 |
| Robbery | 16 |
| Bicycle theft | 10 |
| Possession of weapons | 5 |
| Other crime | 4 |
| **Total incidents** | **627** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Coppermill Primary School | Primary | 0.1 miles | Good — 19 Feb 2019 |
| St Patrick's Catholic Primary School | Primary | 0.4 miles | Good — 27 Jul 2023 |
| Barn Croft Primary School | Primary | 0.4 miles | Requires improvement — 27 Jun 2023 |
| Willowfield School | Secondary | 0.4 miles | Good — 2 Feb 2012 |
| Stoneydown Park School | Primary | 0.4 miles | Good — 13 Dec 2011 |