# 2 bedroom flat for sale (E11 3HS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 276B, HIGH ROAD LEYTONSTONE, LONDON, GREATER LONDON E11 3HS |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £230,500 Oct 2019 |

## 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.

## Property Photos

- ![Photo](/listings/photos/173403395/738596)
- ![Photo](/listings/photos/173403395/738597)
- ![Photo](/listings/photos/173403395/738598)
- ![Photo](/listings/photos/173403395/738601)
- ![Photo](/listings/photos/173403395/738603)
- ![Photo](/listings/photos/173403395/738604)
- ![Photo](/listings/photos/173403395/738606)
- ![Photo](/listings/photos/173403395/738608)
- ![Photo](/listings/photos/173403395/738610)
- ![Photo](/listings/photos/173403395/738612)
- ![Photo](/listings/photos/173403395/738614)
- ![Photo](/listings/photos/173403395/738616)
- ![Photo](/listings/photos/173403395/738618)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/173403395/738620) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/173403395/738622) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/173403395/738624) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 276B HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £230,500 | 22/10/2019 | Flat |
| 276B HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £140,000 | 14/05/2015 | 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] 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)

## Price vs local average

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

- **Local average:** £402,177 (66 Flat, E11, 2024–2026)
- **Deviation:** -13%

## 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):** £1,396/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, 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)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £532/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.3%

*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:** 2.5%
- **10y growth:** 0.8%

## 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)