Flats/Maisonettes 2 sales on record

187 CLARKSON CRESCENT

LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY

£365,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 3GY

Nearby

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

Type	Name	Distance
Shop	Fabulist	0.1 miles
Bus stop	Wood Street Market	0.1 miles
Train station	Wood Street	0.2 miles
University	Arden University Stratford Campus	3.1 miles
Hospital	North London Hospice Winchmore Hill	4.6 miles

Property details

Tenure

Leasehold

Property type

Flat

Floor area

50 m²

EPC rating

Last sold

£365,000 Jan 2026

Price per m²

£7,300/m²

Local average

£403,124 (192 sales)

Street crime

643 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 29/03/2022

Expiry date: 28/03/2032

Current heating cost: £139/year

Potential heating cost: £139/year

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/01/2026	£365,000	Flat	-17%	£368,694 to March 2026	View transaction
Sold	24/06/2022	£440,000	Flat	—	£449,918 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
BUCHANAN HOUSE, 7 FLAT 21 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS	£402,500	27/11/2025	Flat
MORENO HOUSE, 15 FLAT 9 MARLOWE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GT	£140,000	14/07/2025	Flat
2 FLAT 2 VALLENTIN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JH	£502,000	17/02/2025	Flat
11 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY	£525,000	14/02/2025	Flat
MORENO HOUSE, 15 FLAT 30 MARLOWE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GT	£345,000	01/12/2023	Flat
9 HAVANT ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JE	£300,000	15/08/2023	Flat
BUCHANAN HOUSE, 7 FLAT 6 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS	£475,000	15/05/2023	Flat
BUCHANAN HOUSE, 7 FLAT 25 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS	£585,000	14/04/2023	Flat
BUCHANAN HOUSE, 7 FLAT 18 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS	£475,000	27/03/2023	Flat
31 VALLENTIN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JJ	£295,000	24/03/2023	Flat
BRAITHWAITE HOUSE, 6 FLAT 33 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GR	£650,000	18/11/2022	Flat
92 TURNER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JQ	£369,500	11/11/2022	Flat
15 SHERNHALL STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3EU	£372,500	28/10/2022	Flat
121 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY	£500,000	23/09/2022	Flat
80 TURNER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JQ	£396,000	09/09/2022	Flat
151 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY	£530,000	31/08/2022	Flat
165 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY	£540,000	19/08/2022	Flat
18A HAVANT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JF	£410,000	19/08/2022	Flat
123 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY	£481,995	19/08/2022	Flat
159 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY	£430,000	19/08/2022	Flat

Area average: £436,225 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 9.8%

10y growth 31.6%

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

1y (index) 0%

5y (index) 1.1%

10y (index) 12.6%

Rental Range

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

Low £1,582/mo

Realistic £1,758/mo

Optimistic £1,934/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 from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
5 Bed Terraced House, Forest Road, E17	£740/mo	5	0.27 miles	OpenRent
5 Bed Detached House, Forest Road, E17	£3,000/mo	5	0.45 miles	OpenRent
1 Bed Flat, Howard Road, E17	£1,600/mo	1	0.46 miles	OpenRent
2 Bed Terraced House, Cromwell Road, E17	£2,100/mo	2	0.51 miles	OpenRent
1 Bed Flat, Sturge Avenue, E17	£1,600/mo	1	0.62 miles	OpenRent
Studio Flat, Hatherley Mews, E17	£1,150/mo	1	0.66 miles	OpenRent

Average rent: £1,698/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 5.3%

Cost-to-rent ratio 19×

Monthly cashflow £-22/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.3%

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	152
Violence and sexual offences	143
Vehicle crime	73
Other theft	54
Drugs	44
Criminal damage and arson	35
Public order	31
Theft from the person	30
Burglary	29
Shoplifting	22
Robbery	16
Other crime	7
Bicycle theft	4
Possession of weapons	3
Total incidents	643

Within 1 mile during Apr 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
Holy Family Catholic School	Secondary	0.2 miles	Good — 18 May 2023
Our Lady and St George's Catholic Primary School	Primary	0.2 miles	Good — 9 Sep 2016
The Woodside Primary Academy	Primary	0.3 miles	Outstanding — 15 Sep 2016
St Mary's CofE Primary School	Primary	0.3 miles	Outstanding — 26 Apr 2016
Waltham Forest College	Other	0.3 miles	— (No rating)

FENSA

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

# 187 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY

## Property details

- Slug: `a886ebb` (address key hash: `a886ebb9613647c3190ba48aa476849c8f9f370f`)
- Postcode: E17 3GY
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Floor area: 50 m²
- EPC rating: B
- Last sold: £365,000 Jan 2026
- Price per m²: £7,300/m²
- Local average: £403,124 (192 sales)
- Street crime: 643 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £365,000
- Date: 2026-01-26
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 28/03/2032
- **Current heating cost:** £139/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3300-1710-0132-6024-3723)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-26 | £365,000 | Flat | -17% | £368,694 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-86d2-591c-e063-4704a8c00c31) |
| Sold | 2022-06-24 | £440,000 | Flat | — | £449,918 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/1061746d-9f86-3c34-e063-4804a8c0f9e7) |

*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 |
|---------|-------|------|------|
| 187 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY | £365,000 | 26/01/2026 | Flat |
| 187 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY | £440,000 | 24/06/2022 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BUCHANAN HOUSE, 7 FLAT 21 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS | £402,500 | 27/11/2025 | Flat |
| MORENO HOUSE, 15 FLAT 9 MARLOWE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GT | £140,000 | 14/07/2025 | Flat |
| 2 FLAT 2 VALLENTIN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JH | £502,000 | 17/02/2025 | Flat |
| 11 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY | £525,000 | 14/02/2025 | Flat |
| MORENO HOUSE, 15 FLAT 30 MARLOWE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GT | £345,000 | 01/12/2023 | Flat |
| 9 HAVANT ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JE | £300,000 | 15/08/2023 | Flat |
| BUCHANAN HOUSE, 7 FLAT 6 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS | £475,000 | 15/05/2023 | Flat |
| BUCHANAN HOUSE, 7 FLAT 25 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS | £585,000 | 14/04/2023 | Flat |
| BUCHANAN HOUSE, 7 FLAT 18 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS | £475,000 | 27/03/2023 | Flat |
| 31 VALLENTIN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JJ | £295,000 | 24/03/2023 | Flat |
| BRAITHWAITE HOUSE, 6 FLAT 33 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GR | £650,000 | 18/11/2022 | Flat |
| 92 TURNER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JQ | £369,500 | 11/11/2022 | Flat |
| 15 SHERNHALL STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3EU | £372,500 | 28/10/2022 | Flat |
| 121 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY | £500,000 | 23/09/2022 | Flat |
| 80 TURNER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JQ | £396,000 | 09/09/2022 | Flat |
| 151 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY | £530,000 | 31/08/2022 | Flat |
| 165 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY | £540,000 | 19/08/2022 | Flat |
| 18A HAVANT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JF | £410,000 | 19/08/2022 | Flat |
| 123 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY | £481,995 | 19/08/2022 | Flat |
| 159 CLARKSON CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GY | £430,000 | 19/08/2022 | Flat |

**Area average:** £436,225 (20 sales)

## Capital growth trend

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

- **5y growth:** 9.8%
- **10y growth:** 31.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0%
- **5y growth (index):** 1.1%
- **10y growth (index):** 12.6%

## Rental Range

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

- **Low:** £1,582/mo
- **Realistic:** £1,758/mo
- **Optimistic:** £1,934/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 5 Bed Terraced House, Forest Road, E17 | £740/mo | 5 | 0.27 miles | OpenRent |
| 5 Bed Detached House, Forest Road, E17 | £3,000/mo | 5 | 0.45 miles | OpenRent |
| 1 Bed Flat, Howard Road, E17 | £1,600/mo | 1 | 0.46 miles | OpenRent |
| 2 Bed Terraced House, Cromwell Road, E17 | £2,100/mo | 2 | 0.51 miles | OpenRent |
| 1 Bed Flat, Sturge Avenue, E17 | £1,600/mo | 1 | 0.62 miles | OpenRent |
| Studio Flat, Hatherley Mews, E17 | £1,150/mo | 1 | 0.66 miles | OpenRent |

**Average rent: £1,698/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-22/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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 | 152 |
| Violence and sexual offences | 143 |
| Vehicle crime | 73 |
| Other theft | 54 |
| Drugs | 44 |
| Criminal damage and arson | 35 |
| Public order | 31 |
| Theft from the person | 30 |
| Burglary | 29 |
| Shoplifting | 22 |
| Robbery | 16 |
| Other crime | 7 |
| Bicycle theft | 4 |
| Possession of weapons | 3 |
| **Total incidents** | **643** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Holy Family Catholic School | Secondary | 0.2 miles | Good — 18 May 2023 |
| Our Lady and St George's Catholic Primary School | Primary | 0.2 miles | Good — 9 Sep 2016 |
| The Woodside Primary Academy | Primary | 0.3 miles | Outstanding — 15 Sep 2016 |
| St Mary's CofE Primary School | Primary | 0.3 miles | Outstanding — 26 Apr 2016 |
| Waltham Forest College | Other | 0.3 miles | — (No rating) |