Terraced

1 BEACONSFIELD ROAD

LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RD

£750,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E10 5RD

Nearby

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

Type	Name	Distance
Bus stop	Langthorne Road	0.1 miles
Shop	Discrete Hair and Beauty for Ladies	0.1 miles
Train station	Leyton	0.2 miles
University	Arden University Stratford Campus	1.2 miles
Hospital	Rainbow Ward	3.1 miles

Property details

Tenure

Freehold

Property type

Terraced

Last sold

£750,000 Jan 2026

Local average

£666,579 (48 sales)

Street crime

857 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/01/2026	£750,000	Terraced	—	£762,919 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
1 COLVILLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EQ	£585,000	22/12/2025	Terraced
13 TYNDALL ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QJ	£500,000	19/12/2025	Terraced
282A HIGH ROAD LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5PW	£430,000	18/12/2025	Terraced
4 FRANCIS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6PW	£956,780	11/12/2025	Terraced
27 COLVILLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EQ	£716,000	14/11/2025	Terraced
107 TYNDALL ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QJ	£900,000	30/10/2025	Terraced
13 ELM ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4DW	£558,000	14/08/2025	Terraced
217 DAWLISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QN	£575,000	11/07/2025	Terraced
47 GROVE GREEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EG	£680,000	17/03/2025	Terraced
82 ELM ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4DW	£325,000	28/02/2025	Terraced
46 ST MARYS ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RB	£580,000	10/02/2025	Terraced
64 LEYTON PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RL	£224,000	02/02/2024	Terraced
26 ADELAIDE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5NN	£795,000	22/11/2023	Terraced
120 ST GEORGES ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RQ	£950,000	01/11/2023	Terraced
52 GROVE GREEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EJ	£300,000	10/10/2023	Terraced
129 HUXLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5QX	£657,000	31/03/2023	Terraced
14 GROVE GREEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EJ	£625,000	03/03/2023	Terraced
6 TYNDALL ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QH	£875,000	18/11/2022	Terraced
213 DAWLISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QN	£640,000	25/10/2022	Terraced
21 LEYTON PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RJ	£715,000	14/10/2022	Terraced

Area average: £629,339 (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 21.9%

10y growth 36%

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

1y (index) 5.6%

5y (index) 14.5%

10y (index) 34%

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
Studio Flat, London, E11	£1,350/mo	1	0.14 miles	OpenRent
Studio Flat, Colville Road, E11	£1,350/mo	1	0.15 miles	OpenRent
1 Bed Flat, High Road Leyton, E10	£1,550/mo	1	0.16 miles	OpenRent
Studio Flat, Lindley Road, E10	£980/mo	1	0.3 miles	OpenRent

Average rent: £1,308/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.18%

Max investor price (0.8%) £168,750

Target investor price (1%) £135,000

Gross yield 2.2%

Cost-to-rent ratio 46.3×

Monthly cashflow £-1,764/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -9.7%

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	194
Violence and sexual offences	194
Shoplifting	83
Other theft	70
Vehicle crime	63
Drugs	58
Burglary	44
Theft from the person	42
Public order	34
Criminal damage and arson	32
Robbery	16
Possession of weapons	15
Bicycle theft	7
Other crime	5
Total incidents	857

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
Noor Ul Islam Primary School	Other	0.2 miles	Good — 5 Apr 2022
Newport School	Primary	0.2 miles	— (Inspected (no overall grade))
Lantern of Knowledge Secondary School	Other	0.3 miles	Good — 9 Nov 2023
Dawlish Primary School	Primary	0.4 miles	Good — 20 Mar 2018
Downsell Primary School	Primary	0.5 miles	Good — 29 Jan 2024

FENSA

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

# 1 BEACONSFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RD

## Property details

- Slug: `ca4a404` (address key hash: `ca4a4049a6cb593e20fefd848af001395344898f`)
- Postcode: E10 5RD
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Last sold: £750,000 Jan 2026
- Local average: £666,579 (48 sales)
- Street crime: 857 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £750,000
- Date: 2026-01-28
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £750,000 | Terraced | — | £762,919 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-32ce-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 1 BEACONSFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RD | £750,000 | 28/01/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 COLVILLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EQ | £585,000 | 22/12/2025 | Terraced |
| 13 TYNDALL ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QJ | £500,000 | 19/12/2025 | Terraced |
| 282A HIGH ROAD LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5PW | £430,000 | 18/12/2025 | Terraced |
| 4 FRANCIS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6PW | £956,780 | 11/12/2025 | Terraced |
| 27 COLVILLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EQ | £716,000 | 14/11/2025 | Terraced |
| 107 TYNDALL ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QJ | £900,000 | 30/10/2025 | Terraced |
| 13 ELM ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4DW | £558,000 | 14/08/2025 | Terraced |
| 217 DAWLISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QN | £575,000 | 11/07/2025 | Terraced |
| 47 GROVE GREEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EG | £680,000 | 17/03/2025 | Terraced |
| 82 ELM ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4DW | £325,000 | 28/02/2025 | Terraced |
| 46 ST MARYS ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RB | £580,000 | 10/02/2025 | Terraced |
| 64 LEYTON PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RL | £224,000 | 02/02/2024 | Terraced |
| 26 ADELAIDE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5NN | £795,000 | 22/11/2023 | Terraced |
| 120 ST GEORGES ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RQ | £950,000 | 01/11/2023 | Terraced |
| 52 GROVE GREEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EJ | £300,000 | 10/10/2023 | Terraced |
| 129 HUXLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5QX | £657,000 | 31/03/2023 | Terraced |
| 14 GROVE GREEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4EJ | £625,000 | 03/03/2023 | Terraced |
| 6 TYNDALL ROAD, LEYTON, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QH | £875,000 | 18/11/2022 | Terraced |
| 213 DAWLISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6QN | £640,000 | 25/10/2022 | Terraced |
| 21 LEYTON PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 5RJ | £715,000 | 14/10/2022 | Terraced |

**Area average:** £629,339 (20 sales)

## Capital growth trend

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

- **5y growth:** 21.9%
- **10y growth:** 36%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.6%
- **5y growth (index):** 14.5%
- **10y growth (index):** 34%

## 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 |
|------|------|------|------|------|
| Studio Flat, London, E11 | £1,350/mo | 1 | 0.14 miles | OpenRent |
| Studio Flat, Colville Road, E11 | £1,350/mo | 1 | 0.15 miles | OpenRent |
| 1 Bed Flat, High Road Leyton, E10 | £1,550/mo | 1 | 0.16 miles | OpenRent |
| Studio Flat, Lindley Road, E10 | £980/mo | 1 | 0.3 miles | OpenRent |

**Average rent: £1,308/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 2.2%
- **Cost-to-rent:** 46.3×
- **Monthly cashflow:** £-1,764/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.7%

*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 |
|----------|-------|
| Anti-social behaviour | 194 |
| Violence and sexual offences | 194 |
| Shoplifting | 83 |
| Other theft | 70 |
| Vehicle crime | 63 |
| Drugs | 58 |
| Burglary | 44 |
| Theft from the person | 42 |
| Public order | 34 |
| Criminal damage and arson | 32 |
| Robbery | 16 |
| Possession of weapons | 15 |
| Bicycle theft | 7 |
| Other crime | 5 |
| **Total incidents** | **857** |

*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 |
|------|------|----------|--------|
| Noor Ul Islam Primary School | Other | 0.2 miles | Good — 5 Apr 2022 |
| Newport School | Primary | 0.2 miles | — (Inspected (no overall grade)) |
| Lantern of Knowledge Secondary School | Other | 0.3 miles | Good — 9 Nov 2023 |
| Dawlish Primary School | Primary | 0.4 miles | Good — 20 Mar 2018 |
| Downsell Primary School | Primary | 0.5 miles | Good — 29 Jan 2024 |