Sold Flat

276B

HIGH ROAD LEYTONSTONE, LONDON, GREATER LONDON E11 3HS

2 beds 1 baths Listed 17 Mar 2026 (-102d)

£350,000

Offers in Excess of

Reduced on 20 Oct 2025

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Property photo

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Property details

Tenure

LEASEHOLD

Last sold

£230,500 Oct 2019

Local average

£402,177 (-13%)

Deprivation

Decile 4 (10,531 of 33,755)

Street crime

1176 incidents within 1 mile (Apr 2026)

Key features

  • 2 bedroom flat
  • Situated on the 1st floor
  • Open plan living space
  • 2 sizable double bedrooms
  • Finished to a high standard
  • Near local shops and amenities
  • Close to transport links

Description

Situated close to Stratford, this fabulous 2 bedroom 1st floor flat offers spacious living with an open-plan reception room/kitchen, and is finished to a high standard.

High Road Leytonstone is close to a wealth of local amenities while being close to the shops and restaurants of Stratford and Westfield which is within walking distance.

Please use the reference CHPK1793350 when contacting Foxtons.

Listed by

Stratford

Foxtons

Reference: 173403395

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for £/sq. ft valuation

Floorplan area for info only, not for £/sq. ft valuation

Floorplan 2

Floorplan 2

EPC Graphs

EER

EER

Price history

65% since 2015

Event Date Price % change
Sold 22/10/2019 (6 years ago) £230,500 +64.6%
Sold 14/05/2015 (11 years ago) £140,000 —

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 328A - 328B HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS £235,000 27/11/2025 Other
Same street 306 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS £377,000 11/10/2024 Flat
52B WORSLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JN £385,000 11/12/2023 Flat
16A GROUND FLOOR FLAT BELTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JD £370,000 13/06/2023 Flat
21A FIRST FLOOR FLAT RANELAGH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JW £401,500 14/12/2022 Flat
104B SOUTH BIRKBECK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4JH £269,500 21/11/2022 Flat
369 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4JT £200,000 11/11/2022 Flat
65 SELBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3LS £592,500 04/11/2022 Flat
32 FLAT 2 RANELAGH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JP £310,000 05/10/2022 Flat
104D SOUTH BIRKBECK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4JH £355,000 31/08/2022 Flat
166A SOUTH BIRKBECK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4JH £278,000 29/07/2022 Flat
104C SOUTH BIRKBECK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4JH £445,000 15/07/2022 Flat
PARAMOUNT HOUSE, 362 FLAT 17 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JS £250,000 06/06/2022 Flat
104A SOUTH BIRKBECK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4JH £365,000 31/05/2022 Flat
58A STEELE ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JA £305,000 20/04/2022 Flat
PARAMOUNT HOUSE 21 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JS £260,000 06/10/2021 Flat
200 FLAT 3 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU £154,160 07/09/2021 Flat
200 LOWER MEZZANINE FLAT HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU £153,000 06/08/2021 Flat
100 FLAT A SELBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3LR £435,000 28/07/2021 Flat
Same street 294 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS £327,500 16/07/2021 Flat

Street average: £313,167 (3 sales)

Area average: £325,215 (17 sales)

Capital growth trend

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

5y growth 4.6%
10y growth 0.8%

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 £1,587/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: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E11 3HS

Nearby

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

Type Name Distance
Shop Gospodina Magazin Românesc 0.0 miles
Bus stop Ranelagh Road 0.0 miles
Shop Barber Shop 0.0 miles
Train station Leyton 0.5 miles
Train station Leytonstone High Road 0.6 miles
University University of East London 0.9 miles
University Arden University Stratford Campus 1.2 miles
Hospital Rainbow Ward 2.6 miles
Hospital A&E Department 2.6 miles

Street-level crime

Category Count
Anti-social behaviour 314
Violence and sexual offences 239
Shoplifting 124
Other theft 97
Vehicle crime 78
Theft from the person 62
Public order 58
Burglary 55
Drugs 48
Criminal damage and arson 47
Robbery 20
Possession of weapons 17
Other crime 9
Bicycle theft 8
Total incidents 1176

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
The Jenny Hammond Primary School Primary 0.1 miles Good — 23 Apr 2012
Downsell Primary School Primary 0.2 miles Good — 29 Jan 2024
Mayville Primary School Primary 0.3 miles Good — 12 Jun 2024
Acacia Nursery Nursery 0.4 miles Outstanding — 24 Jul 2023
Education Links Other 0.4 miles Good — 11 Sep 2017

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, Borthwick Road, E15 £2,050/mo 2 0.23 miles OpenRent
2 Bed Flat, Arundel Close, E15 £2,250/mo 2 0.28 miles OpenRent

Average rent: £2,150/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.61%
Max investor price (0.8%) £268,750
Target investor price (1%) £215,000
Gross yield 7.4%
Cost-to-rent ratio 13.6×
Monthly cashflow £532/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 6.3%
  • 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).