Sold STC Flat

51 GREENACRE GARDENS

LONDON, GREATER LONDON E17 9EX

1 beds 1 baths 560 sq ft Listed 13 Jan 2025 (-553d)

£300,000

Guide Price

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# 1 bedroom apartment for sale (E17 9EX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 51 GREENACRE GARDENS, LONDON, GREATER LONDON E17 9EX |
| Price | £300,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 52 m² |
| Last sold | £315,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 07/02/2032
- **Current heating cost:** £525/year
- **Est. upgrade cost to C:** £1,240

### Recommendations
- A (£100 - £350)
- E (£15)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2700-1291-2074-8050-1461)

## Description

Guide Price £300,000 - £325,000

Step into urban elegance with this expansive one-bedroom purpose-built apartment, nestled in the vibrant neighborhood of Walthamstow. Boasting a seamless blend of style and functionality, this property presents a spacious reception room that effortlessly accommodates both relaxation and social gatherings. The adjoining separate dining area provides an inviting space for intimate dinners or lively brunches with friends.

A culinary enthusiast's delight, the fully fitted kitchen exudes contemporary charm with its sleek design and modern appliances. Whether you're whipping up a quick meal or indulging in gourmet creations, this kitchen is equipped to meet all your culinary needs.

Storage solutions take center stage with the addition of loft storage, allowing you to keep your living space clutter-free and organized. The convenience of an allocated parking space ensures that your vehicle is secure and easily accessible, a true luxury in bustling urban settings.

Enhancing the appeal of this property is the extended lease, providing long-term peace of mind and value. Situated within a leisurely stroll of Wood Street Station, your daily commute and exploration of the city are seamlessly integrated into your lifestyle. Walthamstow's dynamic blend of cultural hotspots, eateries, and green spaces ensures that there's always something to discover just around the corner.

Experience the epitome of contemporary living, where comfort, convenience, and connectivity converge in this exceptional one-bedroom apartment. Don't miss your opportunity to call this meticulously designed space your new home

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/156806342/1226922) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/156806342/1226923) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 51 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £315,000 | 19/12/2025 | 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 |
|---------|-------|------|------|
| 3B BARRETT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9ES | £530,000 | 23/01/2026 | Flat |
| 9A BARRETT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9ES | £510,000 | 12/12/2025 | Flat |
| BUCHANAN HOUSE, 7 FLAT 21 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS | £402,500 | 27/11/2025 | Flat |
| 236 WOOD STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3NA | £300,000 | 17/07/2025 | Flat |
| 2 FLAT 2 VALLENTIN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JH | £502,000 | 17/02/2025 | Flat |
| 13 FLAT A BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH | £364,000 | 15/11/2024 | Flat |
| 90A BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH | £170,028 | 27/11/2023 | Flat |
| [Same street] 21 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £112,000 | 11/09/2023 | Flat |
| 3 CHESTNUT AVENUE NORTH, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3NF | £401,543 | 01/09/2023 | Flat |
| BUCHANAN HOUSE, 7 FLAT 6 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS | £475,000 | 15/05/2023 | Flat |
| [Same street] 56 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £267,500 | 20/04/2023 | Flat |
| BUCHANAN HOUSE, 7 FLAT 25 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS | £585,000 | 14/04/2023 | Flat |
| BUCHANAN HOUSE, 7 FLAT 18 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS | £475,000 | 27/03/2023 | Flat |
| 31 VALLENTIN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JJ | £295,000 | 24/03/2023 | Flat |
| 64 BARRETT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9ET | £525,000 | 13/01/2023 | Flat |
| 52 FLAT 2 BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH | £355,000 | 16/12/2022 | Flat |
| 12 FIRST FLOOR FLAT GREVILLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HG | £335,000 | 05/12/2022 | Flat |
| BRAITHWAITE HOUSE, 6 FLAT 33 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GR | £650,000 | 18/11/2022 | Flat |
| 82 LOWER MAISONETTE SHERNHALL STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HP | £511,600 | 11/11/2022 | Flat |
| [Same street] 26 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £245,000 | 13/09/2022 | Flat |
| 17A BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH | £440,000 | 07/09/2022 | Flat |
| 17 BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH | £465,000 | 31/08/2022 | Flat |
| [Same street] 49 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £305,000 | 15/08/2022 | Flat |
| [Same street] 49 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £305,000 | 15/08/2022 | Flat |
| BANK COURT, 58 5 SHERNHALL STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HW | £415,000 | 10/08/2022 | Flat |
| [Same street] 13 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £296,000 | 26/07/2022 | Flat |
| [Same street] 8 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £265,000 | 28/02/2022 | Flat |
| [Same street] 3 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX | £240,000 | 07/12/2021 | Flat |

**Street average:** £254,438 (8 sales)
**Area average:** £435,334 (20 sales)

## Price vs local average

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

- **Local average:** £404,827 (197 Flat, E17, 2024–2026)
- **Deviation:** -25.9%

## 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 Outer East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,197/mo

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £220,375
- **Target investor price (1%):** £176,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,769/m²

## Capital growth trend

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

- **5y growth:** 6.1%
- **10y growth:** 32.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 1.3%
- **10y growth (index):** 12.3%

## 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

52 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£315,000 Dec 2025

Price per m²

£5,769/m²

Local average

£404,827 (-25.9%)

Deprivation

Decile 3 (6,783 of 33,755)

Street crime

771 incidents within 1 mile (May 2026)

Key features

Spacious One Bedroom Apartment
154 Year Lease
Parking
Communal Gardens
Excellent Transport Links
Loft Storage

Additional details

Parking: Yes

Description

Guide Price £300,000 - £325,000

Step into urban elegance with this expansive one-bedroom purpose-built apartment, nestled in the vibrant neighborhood of Walthamstow. Boasting a seamless blend of style and functionality, this property presents a spacious reception room that effortlessly accommodates both relaxation and social gatherings. The adjoining separate dining area provides an inviting space for intimate dinners or lively brunches with friends.

A culinary enthusiast's delight, the fully fitted kitchen exudes contemporary charm with its sleek design and modern appliances. Whether you're whipping up a quick meal or indulging in gourmet creations, this kitchen is equipped to meet all your culinary needs.

Storage solutions take center stage with the addition of loft storage, allowing you to keep your living space clutter-free and organized. The convenience of an allocated parking space ensures that your vehicle is secure and easily accessible, a true luxury in bustling urban settings.

Enhancing the appeal of this property is the extended lease, providing long-term peace of mind and value. Situated within a leisurely stroll of Wood Street Station, your daily commute and exploration of the city are seamlessly integrated into your lifestyle. Walthamstow's dynamic blend of cultural hotspots, eateries, and green spaces ensures that there's always something to discover just around the corner.

Experience the epitome of contemporary living, where comfort, convenience, and connectivity converge in this exceptional one-bedroom apartment. Don't miss your opportunity to call this meticulously designed space your new home

Listed by

Walthamstow

Spicerhaart

Reference: 156806342

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 08/02/2022

Expiry date: 07/02/2032

Current heating cost: £525/year

Potential heating cost: £300/year

Est. upgrade cost to C: £1,240

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Low energy lighting for all fixed outlets (£15)
High heat retention storage heaters (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	19/12/2025 (7 months ago)	£315,000	—

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
3B BARRETT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9ES	£530,000	23/01/2026	Flat
9A BARRETT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9ES	£510,000	12/12/2025	Flat
BUCHANAN HOUSE, 7 FLAT 21 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS	£402,500	27/11/2025	Flat
236 WOOD STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3NA	£300,000	17/07/2025	Flat
2 FLAT 2 VALLENTIN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JH	£502,000	17/02/2025	Flat
13 FLAT A BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH	£364,000	15/11/2024	Flat
90A BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH	£170,028	27/11/2023	Flat
Same street 21 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX	£112,000	11/09/2023	Flat
3 CHESTNUT AVENUE NORTH, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3NF	£401,543	01/09/2023	Flat
BUCHANAN HOUSE, 7 FLAT 6 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS	£475,000	15/05/2023	Flat
Same street 56 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX	£267,500	20/04/2023	Flat
BUCHANAN HOUSE, 7 FLAT 25 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS	£585,000	14/04/2023	Flat
BUCHANAN HOUSE, 7 FLAT 18 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GS	£475,000	27/03/2023	Flat
31 VALLENTIN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3JJ	£295,000	24/03/2023	Flat
64 BARRETT ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9ET	£525,000	13/01/2023	Flat
52 FLAT 2 BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH	£355,000	16/12/2022	Flat
12 FIRST FLOOR FLAT GREVILLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HG	£335,000	05/12/2022	Flat
BRAITHWAITE HOUSE, 6 FLAT 33 TROUBRIDGE SQUARE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3GR	£650,000	18/11/2022	Flat
82 LOWER MAISONETTE SHERNHALL STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HP	£511,600	11/11/2022	Flat
Same street 26 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX	£245,000	13/09/2022	Flat
17A BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH	£440,000	07/09/2022	Flat
17 BROOKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HH	£465,000	31/08/2022	Flat
Same street 49 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX	£305,000	15/08/2022	Flat
Same street 49 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX	£305,000	15/08/2022	Flat
BANK COURT, 58 5 SHERNHALL STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9HW	£415,000	10/08/2022	Flat
Same street 13 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX	£296,000	26/07/2022	Flat
Same street 8 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX	£265,000	28/02/2022	Flat
Same street 3 GREENACRE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9EX	£240,000	07/12/2021	Flat

Street average: £254,438 (8 sales)

Area average: £435,334 (20 sales)

Capital growth trend

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

5y growth 6.1%

10y growth 32.4%

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

1y (index) 0.9%

5y (index) 1.3%

10y (index) 12.3%

Rental Range

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

Low £1,587/mo

Realistic £1,763/mo

Optimistic £1,939/mo

Based on Local Authority from postcode lookup → Waltham Forest.

LHA (30th percentile) floor for Outer East London: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 9EX

Nearby

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

Type	Name	Distance
Shop	bsession Hair Design	0.1 miles
Bus stop	Church Lane	0.1 miles
Bus stop	Wood Street Station	0.1 miles
Shop	Bayer Food Centre	0.1 miles
Train station	Wood Street	0.2 miles
Train station	Walthamstow Central	0.7 miles
University	Arden University Stratford Campus	3.0 miles
Hospital	Rainbow Ward	4.6 miles
Hospital	A&E Department	4.6 miles
University	University of Wales Trinity Saint David London	5.2 miles

Street-level crime

Category	Count
Anti-social behaviour	226
Violence and sexual offences	211
Other theft	70
Vehicle crime	65
Theft from the person	41
Public order	38
Drugs	34
Burglary	26
Robbery	21
Shoplifting	21
Bicycle theft	9
Other crime	4
Criminal damage and arson	3
Possession of weapons	2
Total incidents	771

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Mary's CofE Primary School	Primary	0.1 miles	Outstanding — 26 Apr 2016
Henry Maynard Primary School	Primary	0.2 miles	Good — 14 Nov 2023
Holy Family Catholic School	Secondary	0.3 miles	Good — 18 May 2023
Our Lady and St George's Catholic Primary School	Primary	0.4 miles	Good — 9 Sep 2016
Walthamstow School for Girls	Secondary	0.4 miles	Outstanding — 20 Jul 2018

Rental Comparables

Rental listings exist nearby, but none matched the 1-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.59%

Max investor price (0.8%) £220,375

Target investor price (1%) £176,300

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).

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