# 2 bedroom apartment for sale (E17 7FD)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, CRAIG HOUSE, 263, HIGH STREET, LONDON, WALTHAMSTOW, GREATER LONDON E17 7FD |
| Price | £475,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £470,000 Jan 2026 |

## Description

Set within an award-winning development in one of East London’s most connected neighbourhoods, this bright and stylish second-floor apartment strikes the perfect balance of comfort, space and location.

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

## Property Photos

- ![Craig House, E17](/listings/photos/163537361/536526) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536527) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536531) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536534) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536535) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536536) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536538) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536541) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536542) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536543) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536544) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536549) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536552) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536553) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536555) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536556) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536557) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536558) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536560) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536561) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536563) - Craig House, E17
- ![Craig House, E17](/listings/photos/163537361/536564) - Craig House, E17

## Floorplans

- ![Floorplan](/listings/photos/163537361/536567) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/163537361/536568) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CRAIG HOUSE, 263 FLAT 7 HIGH STREET, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7FD | £470,000 | 19/01/2026 | Flat |
| CRAIG HOUSE, 263 FLAT 7 HIGH STREET, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7FD | £394,000 | 05/06/2015 | 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 |
|---------|-------|------|------|
| [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)

## Price vs local average

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

- **Local average:** £403,124 (192 Flat, E17, 2024–2026)
- **Deviation:** +17.8%

## 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, Warner Road, E17 | £2,400/mo | 2 | 0.52 miles | OpenRent |

**Average rent: £2,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.5×
- **Monthly cashflow:** £264/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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).*

## Capital growth trend

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

- **5y growth:** 7.3%
- **10y growth:** 26.6%

## 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)