# 3 HERMITAGE WALK, LONDON, REDBRIDGE, GREATER LONDON, E18 2BP

## Property details

- Slug: `eeca238` (address key hash: `eeca2389444ed98c655d6e4ecfabdfb777753a91`)
- Postcode: E18 2BP
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Floor area: 72 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £461,000 Jan 2026
- Price per m²: £6,403/m²
- Local average: £377,093 (27 sales)
- Street crime: 404 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £461,000
- Date: 2026-01-21
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £825/year
- **Est. upgrade cost to C:** £19,785

### Recommendations
- Q (£7,500 - £11,000)
- W2 (£5,000 - £10,000)
- C (£20 - £40)
- F (£130 - £180)
- I (£2,200 - £3,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9084-3053-3208-6315-8200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-21 | £461,000 | Flat | +18.2% | £452,849 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-cfe5-591c-e063-4704a8c00c31) |
| Sold | 2019-09-06 | £390,000 | Flat | -0.5% | £439,189 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/93e6821e-33f6-40fd-e053-6b04a8c0c1df) |
| Sold | 2016-08-05 | £392,000 | Flat | +88.5% | £447,489 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/3b7e0b8f-bf3e-ea99-e050-a8c062057e77) |
| Sold | 2010-06-11 | £208,000 | Flat | — | £381,651 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/7bedd3ff-b92a-4e2b-8a89-b0e5b29ddabb) |

*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 |
|---------|-------|------|------|
| 3 HERMITAGE WALK, LONDON, REDBRIDGE, GREATER LONDON, E18 2BP | £461,000 | 21/01/2026 | Flat |
| 3 HERMITAGE WALK, LONDON, REDBRIDGE, GREATER LONDON, E18 2BP | £390,000 | 06/09/2019 | Flat |
| 3 HERMITAGE WALK, LONDON, REDBRIDGE, GREATER LONDON, E18 2BP | £392,000 | 05/08/2016 | Flat |
| 3 HERMITAGE WALK, LONDON, REDBRIDGE, GREATER LONDON, E18 2BP | £208,000 | 11/06/2010 | 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 |
|---------|-------|------|------|
| LAYBROOK LODGE, 63 3 SNARESBROOK ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 1SR | £900,695 | 05/01/2026 | Flat |
| 23 FLAT 4 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2EL | £392,500 | 18/12/2025 | Flat |
| 69 RIVENHALL GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E18 2BX | £320,000 | 21/11/2025 | Flat |
| 30 RAYNE COURT, LONDON, REDBRIDGE, GREATER LONDON, E18 2BS | £360,000 | 29/08/2025 | Flat |
| WOODFORD HOUSE FLAT 18 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2ES | £411,000 | 15/11/2024 | Flat |
| 51 RIVENHALL GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E18 2BX | £372,000 | 14/12/2023 | Flat |
| HERMITAGE COURT FLAT 16 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2EW | £360,000 | 21/11/2023 | Flat |
| HERMITAGE COURT FLAT 29 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2EW | £450,000 | 16/11/2023 | Flat |
| 10 ALTHORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E18 2DA | £380,000 | 09/11/2023 | Flat |
| 84 ALTHORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E18 2DB | £355,000 | 02/06/2023 | Flat |
| 29 RIVENHALL GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E18 2BU | £353,000 | 21/12/2022 | Flat |
| WOODFORD HOUSE FLAT 14 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2ES | £450,000 | 16/12/2022 | Flat |
| 85 ALTHORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E18 2DB | £378,000 | 15/11/2022 | Flat |
| JAMES HILTON HOUSE, 25 FLAT 8 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2EL | £325,000 | 03/11/2022 | Flat |
| 6 WOODHAM COURT, LONDON, REDBRIDGE, GREATER LONDON, E18 2BY | £360,000 | 28/10/2022 | Flat |
| GOWAN LEA, 15 FLAT 1 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2ER | £492,500 | 15/07/2022 | Flat |
| 7 WOODHAM COURT, LONDON, REDBRIDGE, GREATER LONDON, E18 2BY | £275,000 | 15/07/2022 | Flat |
| 6 RIVENHALL GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E18 2BU | £400,000 | 08/07/2022 | Flat |
| HERMITAGE COURT FLAT 28 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2EW | £505,000 | 27/06/2022 | Flat |
| HERMITAGE COURT FLAT 63 WOODFORD ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 2EP | £226,000 | 22/06/2022 | Flat |

**Area average:** £403,285 (20 sales)

## Capital growth trend

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

- **5y growth:** 0.1%
- **10y growth:** 6.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.6%
- **5y growth (index):** 4.7%
- **10y growth (index):** 17.8%

## Rental Range

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

- **Low:** £1,552/mo
- **Realistic:** £1,724/mo
- **Optimistic:** £1,896/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (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 |
|------|------|------|------|------|
| 3 Bed Flat, Hermitage Walk, E18 | £1,800/mo | 3 | 0.02 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.39% (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

- **This street:** 4.7% gross yield (avg £461,000 sale, £1,800/mo rent)
*Based on OpenRent comparables (median £1,800/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.3×
- **Monthly cashflow:** £-220/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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 |
|----------|-------|
| Shoplifting | 82 |
| Anti-social behaviour | 80 |
| Violence and sexual offences | 63 |
| Vehicle crime | 47 |
| Public order | 27 |
| Other theft | 22 |
| Burglary | 19 |
| Criminal damage and arson | 17 |
| Robbery | 13 |
| Drugs | 12 |
| Theft from the person | 8 |
| Other crime | 7 |
| Bicycle theft | 5 |
| Possession of weapons | 2 |
| **Total incidents** | **404** |

*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 |
|------|------|----------|--------|
| Snaresbrook Primary School | Primary | 0.3 miles | Good — 27 Nov 2014 |
| Forest School | Other | 0.3 miles | — (No rating) |
| Snaresbrook Prep School | Other | 0.5 miles | — (No rating) |
| Wanstead Church School | Primary | 0.6 miles | Good — 26 Jun 2024 |
| Oakdale Infants' School | Primary | 0.8 miles | Good — 31 Jan 2014 |