Sold STC Flat

7 GOLDSMITH ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN

2 beds 1 baths 861 sq ft Listed 16 Nov 2021 (-1663d)

£415,000

Offers in Excess of

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Property details

Tenure

LEASEHOLD

Floor area

80 m²

EPC rating

D

Year built

England and Wales: 1900-1929

Last sold

£415,000 Aug 2022

Price per m²

£5,188/m²

Local average

£403,436 (+2.9%)

Deprivation

Decile 5 (14,121 of 33,755)

Street crime

544 incidents within 1 mile (Mar 2026)

Key features

  • Approx. 702 sq. ft.
  • Two Bedrooms
  • Long Lease
  • Rear Garden
  • Chain Free
  • Kitchen/Diner

Additional details

Garden
Yes

Description

This two bedroom maisonette flat is ideally positioned in the leafy Blackhorse Road area which is one of Walthamstow's most exciting new neighbourhoods; BLACKHORSE VILLAGE. It has recently been part-pedestrianised to create a calmer, more peaceful village feel. This flat has plenty of sunshine flooding in throughout the day. There is a SPACIOUS LOUNGE, two good sized bedrooms, a spacious MODERN FITTED KITCHEN/DINER and a generous sized shower room. The property is also being offered for sale with NO ONWARD CHAIN.

Outside, the 15ft REAR GARDEN is very well presented and easily maintained. Blackhorse Road station is just 10 minute walk away and will get you directly into OXFORD CIRCUS in just 20 minutes. One stop in the other direction and you're in Walthamstow Central, with its shops, bars, restaurants and the Empire Cinema.

Listed by

Walthamstow

Central Estate Agents

Reference: 116416502

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 05/02/2022

Current heating cost: £610/year

Potential heating cost: £333/year

Est. upgrade cost to C: £21,775

Recommendations

  • Flat roof or sloping ceiling insulation (£850 - £1,500)
  • Room-in-roof insulation (£1,500 - £2,700)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Solar water heating (£4,000 - £6,000)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16732503 Recent

Property Details

Street: 7 Goldsmith Road

Town: LONDON

Postcode: E17 6AN

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 23/03/2025

Work Completed: 17/03/2025

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

683% since 1998

Event Date Price % change
Sold 17/08/2022 (3 years ago) £415,000 +16.9%
Sold 27/11/2015 (10 years ago) £355,000 +49.8%
Sold 29/10/2013 (12 years ago) £237,000 +60.1%
Sold 11/11/2005 (20 years ago) £148,000 +179.2%
Sold 04/09/1998 (27 years ago) £53,000 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
ROCKWELL COURT, 6 FLAT 21 PAPERMILL PLACE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6GL £387,000 05/09/2025 Flat
Same street 41 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN £420,000 20/06/2025 Terraced
7 SUTHERLAND ROAD PATH, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BX £450,000 04/10/2024 Flat
Same street 75 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN £550,000 20/12/2023 Terraced
Same street 63 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN £420,000 20/12/2023 Terraced
252B BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD £365,000 27/11/2023 Flat
71 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF £437,500 08/09/2023 Flat
Same street 47 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN £667,500 07/08/2023 Terraced
111 ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BA £250,000 15/06/2023 Flat
ALDER POINT, 2 77 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £507,000 21/12/2022 Flat
ALDER POINT, 2 98 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £524,000 15/12/2022 Flat
ALDER POINT, 2 3 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AU £498,000 09/12/2022 Flat
ALDER POINT, 2 104 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £440,000 09/12/2022 Flat
ST. ANDREWS COURT FLAT 28 ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AX £320,000 07/12/2022 Flat
ALDER POINT, 2 109 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £443,000 06/12/2022 Flat
ALDER POINT, 2 74 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £444,000 02/12/2022 Flat
Same street 77 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN £527,500 30/11/2022 Terraced
ALDER POINT, 2 106 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £439,000 29/11/2022 Flat
ALDER POINT, 2 100 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £500,000 25/11/2022 Flat
ALDER POINT, 2 99 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £450,000 25/11/2022 Flat
ALDER POINT, 2 41 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AU £589,000 25/11/2022 Flat
ALDER POINT, 2 103 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £527,000 25/11/2022 Flat
ALDER POINT, 2 97 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £496,800 25/11/2022 Flat
ALDER POINT, 2 101 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £452,000 25/11/2022 Flat
ALDER POINT, 2 91 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE £437,000 25/11/2022 Flat
Same street 55 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN £520,000 17/08/2021 Terraced
Same street 39 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN £495,000 29/06/2021 Terraced

Street average: £514,286 (7 sales)

Area average: £447,815 (20 sales)

Capital growth trend

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

5y growth 9.8%
10y growth 26.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Waltham Forest. Series: Flats and maisonettes. As of March 2026.

1y (index) 0%
5y (index) 1.1%
10y (index) 12.6%

Rental Range

Estimated market rent for Waltham Forest. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,582/mo
Realistic £1,758/mo
Optimistic £1,934/mo

Based on Local Authority from postcode lookup → Waltham Forest.

LHA (30th percentile) floor for Outer East London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 6AN

Nearby

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

Type Name Distance
Bus stop Shakespeare Road 0.1 miles
Shop Kiri's Food & Wine 0.1 miles
Shop Exotic Veneers 0.1 miles
Train station Blackhorse Road 0.5 miles
Train station Northumberland Park 0.9 miles
Hospital North London Hospice Winchmore Hill 3.1 miles
University Arden University Stratford Campus 3.8 miles
Hospital Priory Hospital 4.3 miles
University University of Wales Trinity Saint David London 4.8 miles

Street-level crime

Category Count
Violence and sexual offences 148
Anti-social behaviour 98
Other theft 47
Theft from the person 46
Shoplifting 35
Vehicle crime 33
Public order 31
Burglary 28
Criminal damage and arson 27
Robbery 18
Drugs 11
Other crime 11
Bicycle theft 6
Possession of weapons 5
Total incidents 544

Within 1 mile during Mar 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
Big Creative Independent School Other 0.1 miles Requires improvement — 24 Sep 2023
Eden Girls' School, Waltham Forest Secondary 0.2 miles Outstanding — 22 Jun 2017
Hillyfield Primary Academy Primary 0.2 miles Good — 20 Jan 2019
Whittingham Primary Academy Primary 0.3 miles Good — 8 Sep 2016
Big Creative Academy Other 0.4 miles — (No rating)

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
2 Bed Flat, Riverhead Close, E17 £1,850/mo 2 0.24 miles OpenRent
2 Bed Flat, Higham Hill Road, E17 £1,750/mo 2 0.29 miles OpenRent
2 Bed Flat, Frank Searle Passage, E17 £2,650/mo 2 0.5 miles OpenRent
2 Bed Flat, Ickworth Park Road, E17 £1,700/mo 2 0.53 miles OpenRent

Average rent: £1,988/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%
Max investor price (0.8%) £225,000
Target investor price (1%) £180,000
Gross yield 5.2%
Cost-to-rent ratio 19.2×
Monthly cashflow £-39/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -0.4%
  • 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).