Terraced

120 SELWYN AVENUE

LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS

£625,000

Location

Map view View on Google Maps View on OpenStreetMap Street View E4 9LS

Nearby

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

Type	Name	Distance
Bus stop	Haldan Road	0.2 miles
Shop	Nails & Co	0.2 miles
Train station	Highams Park	0.3 miles
Hospital	North London Hospice Winchmore Hill	3.9 miles
University	Arden University Stratford Campus	4.4 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

80 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£625,000 Jan 2026

Price per m²

£7,813/m²

Local average

£603,436 (59 sales)

Street crime

375 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 08/04/2025

Expiry date: 07/04/2035

Current heating cost: £728/year

Potential heating cost: £426/year

Est. upgrade cost to C: £24,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
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	23/01/2026	£625,000	Terraced	—	£629,195 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	£625,000
listed	04/04/2025	£650,000

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
212 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NF	£730,000	16/12/2025	Terraced
101 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NG	£825,000	01/12/2025	Terraced
136 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS	£525,000	30/11/2023	Terraced
57 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LH	£593,000	10/11/2023	Terraced
149 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NG	£580,000	14/09/2023	Terraced
9 JACKS FARM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9FQ	£485,000	14/06/2023	Terraced
25 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NQ	£682,500	22/05/2023	Terraced
94 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR	£695,000	31/03/2023	Terraced
34 JACKS FARM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9AQ	£545,000	21/12/2022	Terraced
98 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR	£835,000	20/12/2022	Terraced
9 BELLAMY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NB	£525,000	28/11/2022	Terraced
13 ALMA AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JT	£690,000	09/11/2022	Terraced
57 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NQ	£732,500	28/10/2022	Terraced
24 NEWBURY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JH	£625,000	27/10/2022	Terraced
69 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LJ	£545,000	14/10/2022	Terraced
29 WICKHAM ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JR	£630,000	16/08/2022	Terraced
105 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LJ	£600,000	15/08/2022	Terraced
32 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LL	£670,000	29/07/2022	Terraced
32 HALDAN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JJ	£721,000	28/07/2022	Terraced
14 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR	£645,100	27/07/2022	Terraced

Area average: £643,955 (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 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Fairview Villas, E4	£2,400/mo	3	0.47 miles	OpenRent
3 Bed Terraced House, Cecil Road, E17	£780/mo	3	0.65 miles	OpenRent
Studio Flat, Westward Road, E4	£1,000/mo	1	0.75 miles	OpenRent

Average rent: £1,393/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.16%

Max investor price (0.8%) £125,000

Target investor price (1%) £100,000

Gross yield 1.9%

Cost-to-rent ratio 52.1×

Monthly cashflow £-1,586/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -10.5%

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
Violence and sexual offences	101
Anti-social behaviour	96
Vehicle crime	44
Other theft	35
Burglary	18
Public order	18
Shoplifting	17
Robbery	14
Drugs	13
Theft from the person	8
Bicycle theft	7
Other crime	2
Possession of weapons	2
Total incidents	375

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
Selwyn Primary School	Primary	0.1 miles	Outstanding — 12 Jul 2022
South Chingford Foundation School	Secondary	0.3 miles	Good — 13 Jun 2016
Handsworth Primary School	Primary	0.4 miles	Good — 21 Sep 2023
Joseph Clarke School	Other	0.4 miles	Good — 20 Mar 2017
Highams Park School	Secondary	0.4 miles	Good — 3 Jul 2024

FENSA

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

# 120 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS

## Property details

- Slug: `f8a0d3f` (address key hash: `f8a0d3f17e83216625872703b0139891947b095a`)
- Postcode: E4 9LS
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 80 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £625,000 Jan 2026
- Price per m²: £7,813/m²
- Local average: £603,436 (59 sales)
- Street crime: 375 incidents within 1 mile (May 2026)

## Latest sale

- Price: £625,000
- Date: 2026-01-23
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/04/2035
- **Current heating cost:** £728/year
- **Est. upgrade cost to C:** £24,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2238-6440-2905-6861)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £625,000 | Terraced | — | £629,195 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-cef0-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 120 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS | £625,000 | 23/01/2026 | Terraced |

## Historic listings

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

- Matched listing: [160279895](http://87.117.209.195:8080/listings/be29a8d)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £625,000 |
| listed | 2025-04-04 | £650,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 212 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NF | £730,000 | 16/12/2025 | Terraced |
| 101 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NG | £825,000 | 01/12/2025 | Terraced |
| 136 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS | £525,000 | 30/11/2023 | Terraced |
| 57 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LH | £593,000 | 10/11/2023 | Terraced |
| 149 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NG | £580,000 | 14/09/2023 | Terraced |
| 9 JACKS FARM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9FQ | £485,000 | 14/06/2023 | Terraced |
| 25 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NQ | £682,500 | 22/05/2023 | Terraced |
| 94 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR | £695,000 | 31/03/2023 | Terraced |
| 34 JACKS FARM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9AQ | £545,000 | 21/12/2022 | Terraced |
| 98 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR | £835,000 | 20/12/2022 | Terraced |
| 9 BELLAMY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NB | £525,000 | 28/11/2022 | Terraced |
| 13 ALMA AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JT | £690,000 | 09/11/2022 | Terraced |
| 57 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NQ | £732,500 | 28/10/2022 | Terraced |
| 24 NEWBURY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JH | £625,000 | 27/10/2022 | Terraced |
| 69 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LJ | £545,000 | 14/10/2022 | Terraced |
| 29 WICKHAM ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JR | £630,000 | 16/08/2022 | Terraced |
| 105 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LJ | £600,000 | 15/08/2022 | Terraced |
| 32 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LL | £670,000 | 29/07/2022 | Terraced |
| 32 HALDAN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JJ | £721,000 | 28/07/2022 | Terraced |
| 14 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR | £645,100 | 27/07/2022 | Terraced |

**Area average:** £643,955 (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 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Fairview Villas, E4 | £2,400/mo | 3 | 0.47 miles | OpenRent |
| 3 Bed Terraced House, Cecil Road, E17 | £780/mo | 3 | 0.65 miles | OpenRent |
| Studio Flat, Westward Road, E4 | £1,000/mo | 1 | 0.75 miles | OpenRent |

**Average rent: £1,393/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.16% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 1.9%
- **Cost-to-rent:** 52.1×
- **Monthly cashflow:** £-1,586/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.5%

*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 | 101 |
| Anti-social behaviour | 96 |
| Vehicle crime | 44 |
| Other theft | 35 |
| Burglary | 18 |
| Public order | 18 |
| Shoplifting | 17 |
| Robbery | 14 |
| Drugs | 13 |
| Theft from the person | 8 |
| Bicycle theft | 7 |
| Other crime | 2 |
| Possession of weapons | 2 |
| **Total incidents** | **375** |

*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 |
|------|------|----------|--------|
| Selwyn Primary School | Primary | 0.1 miles | Outstanding — 12 Jul 2022 |
| South Chingford Foundation School | Secondary | 0.3 miles | Good — 13 Jun 2016 |
| Handsworth Primary School | Primary | 0.4 miles | Good — 21 Sep 2023 |
| Joseph Clarke School | Other | 0.4 miles | Good — 20 Mar 2017 |
| Highams Park School | Secondary | 0.4 miles | Good — 3 Jul 2024 |