Sold Flat

11 GOLDSMITH ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN

2 beds 1,238 sq ft Listed 16 Jun 2006 (-7295d)

£175,000

Save

# 2 bedroom flat for sale (E17 6AN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 GOLDSMITH ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN |
| Price | £175,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 115 m² |
| Last sold | £165,000 Sep 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £661/year
- **Est. upgrade cost to C:** £20,715

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£15)
- N (£4,000 - £6,000)
- O3 (£1,000 - £1,400)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9618-3940-6269-6141-7944)

## Description

LOUNGE 10'5 X 10'0 FT

KITCHEN, 7'7 X 7'7 FT

BEDROOM 1, 9'7 X 8'7 FT

BEDROOM 2 14'9 X 12'2 FT

GARDEN

AGENTS NOTE:	Photographs are for guidance purposes only.  Items shown may not form part of the contract.

Please note that all systems and appliances mentioned in these particulars have not been tested for working order

VIEWING:		Strictly by prior appointment with Prestige Property Services.

## Property Photos

- ![Photo](/listings/photos/7789384/621308)

## FENSA Certificates

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

### FENSA Certificate #4256087
- **Address:** 11 Goldsmith Road, LONDON, E17 6AN
- **Certificate Issued:** 27/11/2006
- **Work Completed:** 10/11/2006
- **Items:** 7 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £165,000 | 20/09/2006 | Flat |
| 11 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £136,000 | 06/10/2003 | Flat |
| 11 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £105,000 | 11/02/2002 | 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 |
|---------|-------|------|------|
| BRITAINS APARTMENTS, 71 11 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH | £465,500 | 14/11/2025 | Flat |
| ROCKWELL COURT, 6 FLAT 21 PAPERMILL PLACE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6GL | £387,000 | 05/09/2025 | Flat |
| BRITAINS APARTMENTS, 71 10 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH | £460,000 | 14/07/2025 | 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 |
| PAINTERS APARTMENTS, 83 5 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH | £169,750 | 20/12/2023 | Flat |
| 252B BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD | £365,000 | 27/11/2023 | Flat |
| PAINTERS APARTMENTS, 83 8 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH | £487,000 | 26/10/2023 | Flat |
| BRITAINS APARTMENTS, 71 2 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH | £485,000 | 20/10/2023 | 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, 2 105 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £547,000 | 25/11/2022 | Flat |
| ALDER POINT, 2 108 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE | £530,000 | 25/11/2022 | Flat |
| [Same street] 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £415,000 | 17/08/2022 | 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:** £501,875 (8 sales)
**Area average:** £432,438 (20 sales)

## Price vs local average

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

- **Local average:** £403,436 (191 Flat, E17, 2024–2026)
- **Deviation:** -56.6%

## 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 | 0.49 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:** 1.03% (strong)
- **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:** 12.3%
- **Cost-to-rent:** 8.1×
- **Monthly cashflow:** £906/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 21.4%

*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:** £1,522/m²

## Capital growth trend

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

- **5y growth:** 9.8%
- **10y growth:** 26.7%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

115 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£165,000 Sep 2006

Price per m²

£1,522/m²

Local average

£403,436 (-56.6%)

Deprivation

Decile 5 (14,121 of 33,755)

Street crime

542 incidents within 1 mile (Mar 2026)

Key features

GROUND FLOOR
GARDEN
OWN FRONT DOOR
GAS FIRED HEATING (UNTESTED)
VIEWING ADVISED
LOUNGE 10'5 X 10'0 FT
KITCHEN, 7'7 X 7'7 FT
BEDROOM 1, 9'7 X 8'7 FT
BEDROOM 2 14'9 X 12'2 FT
GARDEN

Description

Prestige Property Services are delighted to offer for sale this 2 bedroom ground floor garden flat situated in Walthamstow the property benefits from having its own rear garden, own front door, gas fired heating (untested) we would advise an early viewing

LOUNGE 10'5 X 10'0 FT

KITCHEN, 7'7 X 7'7 FT

BEDROOM 1, 9'7 X 8'7 FT

BEDROOM 2 14'9 X 12'2 FT

GARDEN

AGENTS NOTE: Photographs are for guidance purposes only. Items shown may not form part of the contract.
Please note that all systems and appliances mentioned in these particulars have not been tested for working order
VIEWING: Strictly by prior appointment with Prestige Property Services.

Listed by

Leytonstone

Prestige Property Services

Reference: 7789384

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 19/11/2019

Current heating cost: £661/year

Potential heating cost: £393/year

Est. upgrade cost to C: £20,715

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)
Low energy lighting for all fixed outlets (£15)
Solar water heating (£4,000 - £6,000)
Replacement glazing units (£1,000 - £1,400)
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)

FENSA Certificates

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

FENSA Certificate #4256087

Property Details

Street: 11 Goldsmith Road

Town: LONDON

Postcode: E17 6AN

Installation Details

Items: 7 windows and 1 door

Certificate Issued: 27/11/2006

Work Completed: 10/11/2006

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

57% since 2002

Event	Date	Price	% change
Sold	20/09/2006 (19 years ago)	£165,000	+21.3%
Sold	06/10/2003 (22 years ago)	£136,000	+29.5%
Sold	11/02/2002 (24 years ago)	£105,000	—

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
BRITAINS APARTMENTS, 71 11 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH	£465,500	14/11/2025	Flat
ROCKWELL COURT, 6 FLAT 21 PAPERMILL PLACE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6GL	£387,000	05/09/2025	Flat
BRITAINS APARTMENTS, 71 10 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH	£460,000	14/07/2025	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
PAINTERS APARTMENTS, 83 5 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH	£169,750	20/12/2023	Flat
252B BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD	£365,000	27/11/2023	Flat
PAINTERS APARTMENTS, 83 8 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH	£487,000	26/10/2023	Flat
BRITAINS APARTMENTS, 71 2 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BH	£485,000	20/10/2023	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, 2 105 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE	£547,000	25/11/2022	Flat
ALDER POINT, 2 108 GREEN FERRY WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BE	£530,000	25/11/2022	Flat
Same street 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£415,000	17/08/2022	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: £501,875 (8 sales)

Area average: £432,438 (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	147
Anti-social behaviour	98
Other theft	47
Theft from the person	46
Shoplifting	35
Vehicle crime	33
Public order	31
Burglary	27
Criminal damage and arson	26
Robbery	19
Drugs	11
Other crime	11
Bicycle theft	6
Possession of weapons	5
Total incidents	542

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	0.49 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 1.03%

Max investor price (0.8%) £225,000

Target investor price (1%) £180,000

Gross yield 12.3%

Cost-to-rent ratio 8.1×

Monthly cashflow £906/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 21.4%

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).