# 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX

## Property details

- Slug: `f987c1d` (address key hash: `f987c1d874eb8c3afa73c846fc0009a8e31df2a9`)
- Postcode: E17 8QX
- Transactions on record: 4

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 107 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £892,500 Mar 2026
- Price per m²: £8,341/m²
- Local average: £708,283 (146 sales)
- Street crime: 1009 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £892,500
- Date: 2026-03-26
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 24/11/2035
- **Current heating cost:** £685/year
- **Est. upgrade cost to C:** £18,250

### Recommendations
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2855-3956-7209-2635-9204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-26 | £892,500 | Terraced | +25.7% | £883,212 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-eebc-b8d0-e063-4704a8c08d98) |
| Sold | 2018-04-30 | £710,000 | Terraced | +21.4% | £895,850 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/6da08449-d24f-30f2-e053-6b04a8c05f3b) |
| Sold | 2014-07-24 | £585,000 | Terraced | +112.7% | £988,546 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/313aa506-4621-4c9f-b40e-c0c0b3adffc1) |
| Sold | 2012-08-24 | £275,000 | Terraced | — | £636,394 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/05136684-f01e-443e-bce1-89f1be06117d) |

*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 |
|---------|-------|------|------|
| 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £892,500 | 26/03/2026 | Terraced |
| 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £710,000 | 30/04/2018 | Terraced |
| 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £585,000 | 24/07/2014 | Terraced |
| 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £275,000 | 24/08/2012 | Terraced |

## Historic listings

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

- Matched listing: [169165883](http://87.117.209.195:8080/listings/6061fd4)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £892,500 |
| listed | 2025-11-10 | £850,000 |
| sold | 2018-01-01 | £710,000 |
| sold | 2014-01-01 | £585,000 |
| sold | 2012-01-01 | £275,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 SOMERSET ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QW | £783,000 | 15/12/2025 | Terraced |
| 6 WESTMORLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JA | £340,000 | 09/12/2025 | Terraced |
| 34 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QE | £1,100,000 | 20/11/2025 | Terraced |
| 131 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £935,000 | 15/09/2025 | Terraced |
| 64 LANSDOWNE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QU | £740,000 | 03/09/2025 | Terraced |
| 111 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £1,000,000 | 26/03/2025 | Terraced |
| 61 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NQ | £742,000 | 05/04/2024 | Terraced |
| 161 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £650,000 | 10/11/2023 | Terraced |
| 63 ST BARNABAS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JZ | £530,000 | 09/11/2023 | Terraced |
| 148 FARMILO ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JR | £518,000 | 20/10/2023 | Terraced |
| 126 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LA | £650,000 | 19/10/2023 | Terraced |
| 1 ROSEBANK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NH | £875,000 | 06/04/2023 | Terraced |
| 131 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £949,000 | 20/12/2022 | Terraced |
| 139 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £775,000 | 01/12/2022 | Terraced |
| 139 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £720,000 | 01/12/2022 | Terraced |
| 122 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QG | £883,000 | 11/11/2022 | Terraced |
| 45 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NN | £860,000 | 04/11/2022 | Terraced |
| 29 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NN | £660,000 | 24/10/2022 | Terraced |
| 88 DEVONSHIRE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QJ | £720,000 | 14/10/2022 | Terraced |
| 14 WESTMORLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JA | £550,000 | 21/09/2022 | Terraced |

**Area average:** £749,000 (20 sales)

## Capital growth trend

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

- **5y growth:** 10.6%
- **10y growth:** 36.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.9%
- **5y growth (index):** 14.3%
- **10y growth (index):** 33.8%

## Rental Range

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

- **Low:** £1,589/mo
- **Realistic:** £1,765/mo
- **Optimistic:** £1,942/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Terraced House, Boundary Road, E17 | £2,750/mo | 4 | 0.07 miles | OpenRent |
| 4 Bed Semi-Detached House, Westerham Road, E10 | £3,000/mo | 4 | 0.35 miles | OpenRent |

**Average rent: £2,875/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £359,375
- **Target investor price (1%):** £287,500

*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 £2,875/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.9×
- **Monthly cashflow:** £-952/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.4%

*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 | 304 |
| Violence and sexual offences | 286 |
| Other theft | 87 |
| Vehicle crime | 71 |
| Drugs | 51 |
| Public order | 45 |
| Theft from the person | 44 |
| Burglary | 39 |
| Shoplifting | 29 |
| Bicycle theft | 17 |
| Robbery | 17 |
| Other crime | 15 |
| Criminal damage and arson | 2 |
| Possession of weapons | 2 |
| **Total incidents** | **1009** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Thomas Gamuel Primary School | Primary | 0.1 miles | Good — 15 Nov 2016 |
| Edinburgh Primary School | Primary | 0.2 miles | Good — 11 Nov 2018 |
| Kelmscott School | Secondary | 0.4 miles | Good — 11 Jul 2016 |
| St Saviour's Church of England Primary School | Primary | 0.5 miles | Outstanding — 5 Nov 2019 |
| South Grove Primary School | Primary | 0.5 miles | Outstanding — 6 Feb 2019 |