# 48 CARISBROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EF

## Property details

- Slug: `ba79f7e` (address key hash: `ba79f7ef36ee37eb50ae4ff77687eb21ce7d8449`)
- Postcode: E17 7EF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 70 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £690,000 Mar 2026
- Price per m²: £9,857/m²
- Local average: £705,743 (143 sales)
- Street crime: 867 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £690,000
- Date: 2026-03-10
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/07/2035
- **Current heating cost:** £817/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2439-6530-2375-6371)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-10 | £690,000 | Terraced | +165.4% | £684,788 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-769c-8922-e063-4804a8c094d0) |
| Sold | 2012-05-31 | £260,000 | Terraced | — | £626,743 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/bd33f5f2-d42c-46f8-9326-b19fc3425600) |

*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 |
|---------|-------|------|------|
| 48 CARISBROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EF | £690,000 | 10/03/2026 | Terraced |
| 48 CARISBROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EF | £260,000 | 31/05/2012 | Terraced |

## Historic listings

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

- Matched listing: [168100697](http://87.117.209.195:8080/listings/82911f2)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £690,000 |
| listed | 2025-10-10 | £700,000 |
| sold | 2012-01-01 | £260,000 |
| sold | 2009-01-01 | £173,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 WOODVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EP | £745,000 | 14/11/2025 | Terraced |
| 5 PARKHURST ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EG | £563,000 | 18/09/2023 | Terraced |
| 30A BUXTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EJ | £485,000 | 23/09/2022 | Terraced |
| 42 PRETORIA AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7DE | £945,000 | 26/07/2022 | Terraced |
| 32 WOODVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EP | £630,000 | 18/02/2022 | Terraced |
| 48 WOODVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EP | £656,600 | 17/12/2021 | Terraced |
| 42 BLACKHORSE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7BE | £650,000 | 19/11/2021 | Terraced |
| 87 BUXTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EH | £660,000 | 11/11/2021 | Terraced |
| 47 CARISBROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EE | £976,000 | 30/09/2021 | Terraced |
| 7 PARKHURST ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EG | £590,000 | 22/09/2021 | Terraced |
| 36 WOODVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EP | £652,000 | 09/09/2021 | Terraced |

**Area average:** £686,600 (11 sales)

## Capital growth trend

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

- **5y growth:** 3.8%
- **10y growth:** 27.3%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Terraced series; as of May 2026.*

- **1y growth (index):** 5%
- **5y growth (index):** 14.9%
- **10y growth (index):** 35.1%

## Rental Range

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

- **Low:** £1,589/mo
- **Realistic:** £1,765/mo
- **Optimistic:** £1,942/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 |
|------|------|------|------|------|
| 2 Bed Flat, Forest Road, E17 | £1,800/mo | 2 | 0.34 miles | OpenRent |

**Average rent: £1,800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 31.9×
- **Monthly cashflow:** £-1,122/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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 |
|----------|-------|
| Violence and sexual offences | 245 |
| Anti-social behaviour | 202 |
| Other theft | 76 |
| Vehicle crime | 65 |
| Public order | 47 |
| Shoplifting | 46 |
| Theft from the person | 44 |
| Drugs | 39 |
| Robbery | 33 |
| Burglary | 27 |
| Bicycle theft | 20 |
| Other crime | 12 |
| Possession of weapons | 10 |
| Criminal damage and arson | 1 |
| **Total incidents** | **867** |

*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 |
|------|------|----------|--------|
| Mission Grove Primary School | Primary | 0.1 miles | Good — 6 Sep 2012 |
| St Patrick's Catholic Primary School | Primary | 0.2 miles | Good — 27 Jul 2023 |
| Stoneydown Park School | Primary | 0.2 miles | Good — 13 Dec 2011 |
| Coppermill Primary School | Primary | 0.3 miles | Good — 19 Feb 2019 |
| Willowfield School | Secondary | 0.4 miles | Good — 2 Feb 2012 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #7467428
- **Address:** 48 Carisbrooke Road, LONDON, E17 7EF
- **Certificate Issued:** 28/06/2010
- **Work Completed:** 08/06/2010
- **Items:** 5 window(s)

### FENSA Certificate #6500885
- **Address:** 48 Carisbrooke Road, LONDON, E17 7EF
- **Certificate Issued:** 11/05/2009
- **Work Completed:** 09/04/2009
- **Items:** 3 window(s), 1 door(s)