Terraced

2 RICHMOND ROAD

CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN

£800,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E4 7BN

Nearby

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

Type	Name	Distance
Shop	Classy Canine’s	0.1 miles
Bus stop	Station Road / The Green	0.1 miles
Train station	Chingford	0.3 miles
Hospital	North London Hospice Winchmore Hill	4.2 miles
University	Arden University Stratford Campus	6.1 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

155 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£800,000 Jan 2026

Price per m²

£5,161/m²

Local average

£603,436 (59 sales)

Street crime

202 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 22/06/2021

Expiry date: 21/06/2031

Current heating cost: £1,598/year

Potential heating cost: £557/year

Est. upgrade cost to C: £28,900

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	29/01/2026	£800,000	Terraced	—	£805,369 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£800,000
listed	23/05/2025	£800,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
43 GARFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DG	£700,000	12/12/2025	Terraced
58 STANLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DB	£600,000	28/11/2025	Terraced
43 RICHMOND ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN	£570,000	01/09/2025	Terraced
6 PENTNEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7HB	£680,000	18/12/2023	Terraced
45 QUEENS GROVE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BT	£780,000	27/07/2023	Terraced
20 QUEENS GROVE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BT	£850,000	12/06/2023	Terraced
27 BUXTON ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DP	£690,000	27/04/2023	Terraced
2 JUBILEE VILLAS, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7EW	£700,000	27/03/2023	Terraced
103A STATION ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BU	£315,000	30/11/2022	Terraced
45 RICHMOND ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN	£576,000	23/11/2022	Terraced
34 STANLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DB	£591,000	15/11/2022	Terraced
36 GARFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DG	£620,000	03/11/2022	Terraced
28 BUXTON ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DP	£728,000	26/09/2022	Terraced
30 BUXTON ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DP	£855,000	23/09/2022	Terraced
55 KINGS ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7HP	£570,000	04/08/2022	Terraced
63 KINGS ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7HP	£550,000	28/06/2022	Terraced
10 BUXTON ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DP	£955,500	22/06/2022	Terraced
17 GLENDOWER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BS	£692,000	13/06/2022	Terraced
12 STANLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DB	£300,200	25/05/2022	Terraced
39 RICHMOND ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN	£550,000	11/05/2022	Terraced

Area average: £643,635 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 20.2%

10y growth 38.4%

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

1y (index) 5.3%

5y (index) 14.1%

10y (index) 32.4%

Rental Range

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

Low £1,587/mo

Realistic £1,763/mo

Optimistic £1,939/mo

Based on Local Authority from postcode lookup → Waltham Forest.

LHA (30th percentile) floor for Peterborough: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Atlantic Lodge, RN1	£1,350/mo	1	0.13 miles	OpenRent
1 Bed Flat, Beresford Road, E4	£1,650/mo	1	0.15 miles	OpenRent

Average rent: £1,500/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.19%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 2.3%

Cost-to-rent ratio 44.4×

Monthly cashflow £-1,825/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -9.4%

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	59
Violence and sexual offences	58
Vehicle crime	19
Other theft	16
Burglary	11
Drugs	11
Public order	11
Robbery	4
Theft from the person	4
Possession of weapons	3
Shoplifting	3
Bicycle theft	1
Criminal damage and arson	1
Other crime	1
Total incidents	202

Within 1 mile during May 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
St Mary's Catholic Primary School	Primary	0.1 miles	Good — 5 Mar 2024
Chingford CofE Primary School	Primary	0.1 miles	— (Inspected (no overall grade))
Normanhurst School	Other	0.2 miles	— (No rating)
Heathcote School & Science College	Secondary	0.5 miles	Good — 25 Oct 2018
Whitehall Primary School	Primary	0.5 miles	Good — 25 Oct 2012

FENSA

No FENSA certificates found for this address.

# 2 RICHMOND ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN

## Property details

- Slug: `e07e41a` (address key hash: `e07e41a6938a90f52b2272bbf3e01c275a47b0f4`)
- Postcode: E4 7BN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 5
- Bathrooms: 2
- Floor area: 155 m²
- EPC rating: E
- Year built: England and Wales: 1900-1929
- Last sold: £800,000 Jan 2026
- Price per m²: £5,161/m²
- Local average: £603,436 (59 sales)
- Street crime: 202 incidents within 1 mile (May 2026)

## Latest sale

- Price: £800,000
- Date: 2026-01-29
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 21/06/2031
- **Current heating cost:** £1,598/year
- **Est. upgrade cost to C:** £28,900

### Recommendations
- A (£100 - £350)
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0262-1202-0809-8258-2504)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-29 | £800,000 | Terraced | — | £805,369 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-1f4d-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 2 RICHMOND ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN | £800,000 | 29/01/2026 | Terraced |

## Historic listings

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

- Matched listing: [162342731](http://87.117.209.195:8080/listings/5f9a78c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £800,000 |
| listed | 2025-05-23 | £800,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 43 GARFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DG | £700,000 | 12/12/2025 | Terraced |
| 58 STANLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DB | £600,000 | 28/11/2025 | Terraced |
| 43 RICHMOND ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN | £570,000 | 01/09/2025 | Terraced |
| 6 PENTNEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7HB | £680,000 | 18/12/2023 | Terraced |
| 45 QUEENS GROVE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BT | £780,000 | 27/07/2023 | Terraced |
| 20 QUEENS GROVE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BT | £850,000 | 12/06/2023 | Terraced |
| 27 BUXTON ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DP | £690,000 | 27/04/2023 | Terraced |
| 2 JUBILEE VILLAS, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7EW | £700,000 | 27/03/2023 | Terraced |
| 103A STATION ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BU | £315,000 | 30/11/2022 | Terraced |
| 45 RICHMOND ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN | £576,000 | 23/11/2022 | Terraced |
| 34 STANLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DB | £591,000 | 15/11/2022 | Terraced |
| 36 GARFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DG | £620,000 | 03/11/2022 | Terraced |
| 28 BUXTON ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DP | £728,000 | 26/09/2022 | Terraced |
| 30 BUXTON ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DP | £855,000 | 23/09/2022 | Terraced |
| 55 KINGS ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7HP | £570,000 | 04/08/2022 | Terraced |
| 63 KINGS ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7HP | £550,000 | 28/06/2022 | Terraced |
| 10 BUXTON ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DP | £955,500 | 22/06/2022 | Terraced |
| 17 GLENDOWER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BS | £692,000 | 13/06/2022 | Terraced |
| 12 STANLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7DB | £300,200 | 25/05/2022 | Terraced |
| 39 RICHMOND ROAD, CHINGFORD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 7BN | £550,000 | 11/05/2022 | Terraced |

**Area average:** £643,635 (20 sales)

## Capital growth trend

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

- **5y growth:** 20.2%
- **10y growth:** 38.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.3%
- **5y growth (index):** 14.1%
- **10y growth (index):** 32.4%

## 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 Peterborough (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Atlantic Lodge, RN1 | £1,350/mo | 1 | 0.13 miles | OpenRent |
| 1 Bed Flat, Beresford Road, E4 | £1,650/mo | 1 | 0.15 miles | OpenRent |

**Average rent: £1,500/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 44.4×
- **Monthly cashflow:** £-1,825/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.4%

*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 | 59 |
| Violence and sexual offences | 58 |
| Vehicle crime | 19 |
| Other theft | 16 |
| Burglary | 11 |
| Drugs | 11 |
| Public order | 11 |
| Robbery | 4 |
| Theft from the person | 4 |
| Possession of weapons | 3 |
| Shoplifting | 3 |
| Bicycle theft | 1 |
| Criminal damage and arson | 1 |
| Other crime | 1 |
| **Total incidents** | **202** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| St Mary's Catholic Primary School | Primary | 0.1 miles | Good — 5 Mar 2024 |
| Chingford CofE Primary School | Primary | 0.1 miles | — (Inspected (no overall grade)) |
| Normanhurst School | Other | 0.2 miles | — (No rating) |
| Heathcote School & Science College | Secondary | 0.5 miles | Good — 25 Oct 2018 |
| Whitehall Primary School | Primary | 0.5 miles | Good — 25 Oct 2012 |