# 2 bedroom flat for sale (E17 6AN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7 GOLDSMITH ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN |
| Price | £415,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 80 m² |
| Last sold | £415,000 Aug 2022 |

## 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.

## Property Photos

- ![Image_01](/listings/photos/116416502/621081) - Image_01
- ![Image_03](/listings/photos/116416502/621082) - Image_03
- ![Image_13](/listings/photos/116416502/621083) - Image_13
- ![Image_02](/listings/photos/116416502/621084) - Image_02
- ![Image_05](/listings/photos/116416502/621085) - Image_05
- ![Image_06](/listings/photos/116416502/621086) - Image_06
- ![Image_07](/listings/photos/116416502/621087) - Image_07
- ![Image_08](/listings/photos/116416502/621088) - Image_08
- ![Image_09](/listings/photos/116416502/621089) - Image_09
- ![Image_04](/listings/photos/116416502/621090) - Image_04
- ![Image_10](/listings/photos/116416502/621091) - Image_10
- ![Image_11](/listings/photos/116416502/621092) - Image_11
- ![Image_12](/listings/photos/116416502/621093) - Image_12
- ![Picture No. 14](/listings/photos/116416502/621094) - Picture No. 14

## Floorplans

- ![Floorplan](/listings/photos/116416502/621095) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/116416502/621104) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16732503
- **Address:** 7 Goldsmith Road, LONDON, E17 6AN
- **Certificate Issued:** 23/03/2025
- **Work Completed:** 17/03/2025
- **Items:** 2 window(s), 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £415,000 | 17/08/2022 | Flat |
| 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £355,000 | 27/11/2015 | Flat |
| 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £237,000 | 29/10/2013 | Flat |
| 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £148,000 | 11/11/2005 | Flat |
| 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £53,000 | 04/09/1998 | 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 |
|---------|-------|------|------|
| 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] 63 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £420,000 | 20/12/2023 | Terraced |
| [Same street] 75 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £550,000 | 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, 2 104 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £440,000 | 09/12/2022 | Flat |
| ALDER POINT, 2 3 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AU | £498,000 | 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 95 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £541,000 | 25/11/2022 | Flat |
| ALDER POINT, 2 93 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £509,000 | 25/11/2022 | Flat |
| ALDER POINT, 2 112 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £618,000 | 25/11/2022 | Flat |
| ALDER POINT, 2 94 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £435,000 | 25/11/2022 | Flat |
| ALDER POINT, 2 110 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £550,000 | 25/11/2022 | Flat |
| ALDER POINT, 2 96 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £440,000 | 25/11/2022 | Flat |
| ALDER POINT, 2 100 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £500,000 | 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:** £454,875 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £404,456 (191 Flat, E17, 2024–2026)
- **Deviation:** +2.6%

## Rental Range

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

- **Low:** £1,582/mo
- **Realistic:** £1,758/mo
- **Optimistic:** £1,934/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,396/mo

## 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)**

## 1% Rule

- **Rent ratio:** 0.43% (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

*Based on OpenRent comparables (median £1,800/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-39/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.4%

*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).*

## Price per Square Metre

- **£/m²:** £5,188/m²

## Capital growth trend

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

- **5y growth:** 8.8%
- **10y growth:** 29.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0%
- **5y growth (index):** 1.1%
- **10y growth (index):** 12.6%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)