# 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: £606,296 (60 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:** 21.3%
- **10y growth:** 39.2%

## 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 |