FLAT 7
CRAIG HOUSE, 263, HIGH STREET, LONDON, WALTHAMSTOW, GREATER LONDON E17 7FD
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Property details
Tenure
LEASEHOLD
Floor area
65 m²
Council tax band
C
Last sold
£470,000 Jan 2026
Local average
£403,124 (+17.8%)
Deprivation
Decile 3 (9,211 of 33,755)
Street crime
936 incidents within 1 mile (Apr 2026)
Key features
- Two Bedrooms
- Second Floor
- Private Balcony
- Open Plan Kitchen/Lounge Area
- Moments from Walthamstow Central Station
Description
Inside, you’ll find two well-sized bedrooms, an expansive open-plan kitchen and lounge designed for easy modern living, and a private balcony that overlooks a peaceful courtyard - offering a welcome breath of outdoor space.
With Walthamstow Central just moments away, the location is ideal for commuters and city explorers alike, while the vibrant high street and surrounding area provide an ever-evolving mix of culture, cafés and green spaces to enjoy right on your doorstep.
IF YOU LIVED HERE…
You’d be welcomed by a spacious, light-filled hallway; its exceptional width immediately sets the tone for the generous proportions found throughout the apartment. Lined with two large built-in storage cupboards, this impressive entryway offers access to every room and enough space to accommodate a dedicated home office or study area, adding flexibility and function to the layout.
The open-plan kitchen, lounge, and dining area runs the full depth of the property, bathed in natural light from a floor-to-ceiling window and glazed door leading onto the balcony. The kitchen features sleek, modern cabinetry in a combination of white gloss and wood-effect finishes, setting a clean contemporary tone. The adjacent dining area is perfect for everyday meals or hosting friends, while the lounge offers generous room for seating and a welcoming spot to relax.
Step outside to the private balcony, a smartly decked retreat, perfect for morning coffee or winding down with the sunset in the evening. With space to dine or simply relax, it offers a peaceful pocket of outdoor calm amid the city buzz.
The master bedroom impresses with a distinctive layout and an angular full-height window that adds architectural interest. Neutral tones and soft carpeting contribute to a peaceful and airy feel. The second double bedroom is equally inviting, with a floor-to-ceiling window that floods the space with light, while white walls and muted flooring create a restful setting, easy to personalise.
The large bathroom, accessible from the hall, is fully tiled in soft grey with a bold deep-blue feature wall. Mirrored cabinets offer stylish storage, while the refined layout completes this modern, thoughtfully designed space.
Beyond your front door, you’re in one of East London’s most vibrant pockets. Just moments away you’ll find Today Bread, a popular spot for artisanal baking and coffee. A short stroll leads to Walthamstow Village, a charming historic enclave known for its picturesque streets and a fantastic selection of independent shops, cosy pubs like The Castle, and acclaimed eateries such as Eat17.
For a dose of creativity and culture you can explore the neon wonderland of Gods Own Junkyard, or take in a show at the nearby Soho Theatre - a dynamic venue for comedy and contemporary performance. Nature lovers will appreciate the green spaces of Lloyd Park and the expansive Walthamstow Wetlands, perfect for peaceful walks and wildlife spotting, adding a welcome contrast to city life.
WHAT ELSE?
Walthamstow Central Station is just a three-minute walk away, offering swift connections via the Victoria Line into the West End and Oxford Circus, as well as Overground services towards Liverpool Street. Walthamstow Queens Road is a little further on foot and links conveniently to destinations including Gospel Oak and Barking. With both stations within easy reach, travel across London is fast and straightforward.
Kitchen/Lounge/Diner - 4.00 x 7.71 (13'1" x 25'3") -
Bedroom - 2.61 x 3.25 (8'6" x 10'7") -
Bedroom - 3.30 x 4.81 (10'9" x 15'9") -
Bathroom - 2.23 x 2.78 (7'3" x 9'1") -
Hall -
Balcony - 2.62 x 2.02 (8'7" x 6'7") -
WORD FROM EXPERT...
"For me it’s the sheer variety you find in each pocket of Walthamstow that makes working and socialising here so enjoyable.
Whether it’s having a coffee from Perky Blenders, going for a Sunday morning walk in Epping Forest, dropping into one of the local breweries in Blackhorse Road, or catching up with friends in Lloyd Park, the growth and positive changes within E17 have been incredible in recent years."
KIM HEYWOOD
E17 BRANCH MANAGER
Listed by
Walthamstow & Leyton
Stow Residential Ltd
Reference: 163537361
EPC Rating & Upgrade Cost
Fetching EPC data… Refresh this page in a moment.
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan
EPC Graphs
EE Rating
Price history
19% since 2015
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 19/01/2026 (4 months ago) | £470,000 | +19.3% |
| Sold | 05/06/2015 (11 years ago) | £394,000 | — |
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 |
|---|---|---|---|
| Same street CRAIG HOUSE, 263 FLAT 14 HIGH STREET, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7FD | £472,000 | 08/09/2023 | Flat |
| CHAPLIN HOUSE, 204 FLAT 22 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 4EX | £377,000 | 23/08/2023 | Flat |
| CHAPLIN HOUSE, 204 FLAT 15 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 4EX | £465,500 | 01/08/2023 | Flat |
| Same street CRAIG HOUSE, 263 FLAT 15 HIGH STREET, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7FD | £465,000 | 21/03/2023 | Flat |
| CHAPLIN HOUSE, 204 FLAT 11 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 4EX | £366,500 | 13/03/2023 | Flat |
| Same street CRAIG HOUSE, 263 FLAT 9 HIGH STREET, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7FD | £500,000 | 27/01/2023 | Flat |
| CHAPLIN HOUSE, 204 FLAT 8 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 4EX | £470,000 | 16/12/2022 | Flat |
| Same street CRAIG HOUSE, 263 FLAT 20 HIGH STREET, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7FD | £505,000 | 05/12/2022 | Flat |
| BERGMAN HOUSE, 200 FLAT 16 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 4BS | £460,000 | 14/11/2022 | Flat |
| BERGMAN HOUSE, 200 FLAT 1 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 4BS | £120,000 | 16/09/2022 | Flat |
| 159A HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3AL | £380,000 | 27/05/2022 | Flat |
| FARI COURT, 4 6 TOWER MEWS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7BF | £270,000 | 04/04/2022 | Flat |
| 159B HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 3AL | £375,000 | 25/03/2022 | Flat |
| THE POINT, 6 FLAT 38 TOWER MEWS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7JU | £245,000 | 09/03/2022 | Flat |
| 2 CLEVELAND PARK AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7BS | £530,000 | 30/09/2021 | Flat |
| 29 CLEVELAND PARK AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7BP | £521,500 | 29/09/2021 | Flat |
| FARI COURT, 4 7 TOWER MEWS, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7BF | £372,500 | 31/08/2021 | Flat |
| 39 CLEVELAND PARK AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7BP | £537,529 | 29/06/2021 | Flat |
Street average: £485,500 (4 sales)
Area average: £392,181 (14 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Waltham Forest. Series: Flats and maisonettes. As of March 2026.
Rental Range
Estimated market rent for Waltham Forest. Low = conservative, Realistic = average, Optimistic = best case.
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
Address
265 High Street
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Shop | Clipmason | 0.0 miles |
| Shop | Fast Global Money Transfer | 0.0 miles |
| Bus stop | Walthamstow Market | 0.0 miles |
| Train station | Walthamstow Central | 0.1 miles |
| University | University of Portsmouth Walthamstow Campus | 0.2 miles |
| Train station | Walthamstow Queen's Road | 0.3 miles |
| University | Arden University Stratford Campus | 3.0 miles |
| Hospital | North London Hospice Winchmore Hill | 4.2 miles |
| Hospital | Moorfields at Hoxton | 4.6 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 227 |
| Anti-social behaviour | 219 |
| Vehicle crime | 96 |
| Other theft | 93 |
| Criminal damage and arson | 56 |
| Drugs | 51 |
| Burglary | 39 |
| Theft from the person | 39 |
| Public order | 35 |
| Shoplifting | 35 |
| Robbery | 21 |
| Bicycle theft | 10 |
| Other crime | 9 |
| Possession of weapons | 6 |
| Total incidents | 936 |
Within 1 mile during Apr 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 |
|---|---|---|---|
| Church Hill Nursery School | Nursery | 0.3 miles | Outstanding — 11 Sep 2012 |
| Walthamstow School for Girls | Secondary | 0.3 miles | Outstanding — 20 Jul 2018 |
| Emmanuel Community School | Primary | 0.3 miles | Requires improvement — 9 Jun 2024 |
| Greenleaf Primary School | Primary | 0.4 miles | Good — 6 Oct 2022 |
| Mission Grove Primary School | Primary | 0.4 miles | Good — 6 Sep 2012 |
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, Warner Road, E17 | £2,400/mo | 2 | 0.52 miles | OpenRent |
Average rent: £2,400/mo (1 listing)
Rent-driven metrics
Based on OpenRent comparables.
- 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).