# 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: £606,296 (60 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:** 21.2%
- **10y growth:** 39.9%

## 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 |