Sold House

29 GRANVILLE ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 9BS

3 beds Listed 21 Jul 2010 (-5806d)

£375,000

Offers in Excess of

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# 3 bedroom house for sale (E17 9BS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 29 GRANVILLE ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 9BS |
| Price | £375,000 |
| Bedrooms | 3 |
| Last sold | £355,000 Sep 2010 |

## Description

Village borders.  A spacious family home within a highly sought after area.

This property is within moments reach of " The Stows Village " area .

We are pleased to offer this three double bedroom house for sale. This property benefits from a spacious fitted kitchen with intergrated appliances, wooden floors, upstairs bathroom and a conservatory.

Southward facing garden

Close to Village and Walthamstow central station

## Property Photos

- ![Photo](/listings/photos/16609380/635572)
- ![Photo](/listings/photos/16609380/635576)
- ![Photo](/listings/photos/16609380/635580)
- ![Photo](/listings/photos/16609380/635586)
- ![Photo](/listings/photos/16609380/635589)
- ![Photo](/listings/photos/16609380/635592)
- ![Photo](/listings/photos/16609380/635596)
- ![Photo](/listings/photos/16609380/635604)
- ![Photo](/listings/photos/16609380/635610)
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- ![Photo](/listings/photos/16609380/635617)
- ![Photo](/listings/photos/16609380/635624)
- ![Photo](/listings/photos/16609380/635628)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 29 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £355,000 | 27/09/2010 | Terraced |
| 29 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £250,000 | 16/08/2004 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 400A HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AA | £622,500 | 06/12/2022 | Other |
| 365 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AP | £41,000 | 18/10/2022 | Other |
| 581 - 583 GROUND FLOOR SHOP LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ | £655,000 | 14/09/2022 | Other |
| 583 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ | £6,000 | 14/09/2022 | Other |
| 597 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ | £330,000 | 14/09/2022 | Other |
| 589 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6BB | £625,000 | 18/07/2022 | Other |
| 365 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AP | £526,000 | 16/03/2022 | Other |
| 633 - 637 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ | £895,000 | 11/02/2022 | Other |
| 361A HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AP | £265,000 | 11/11/2021 | Other |
| 1A CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AY | £145,000 | 15/10/2021 | Other |
| 1A CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AY | £170,000 | 15/10/2021 | Other |
| SWELL COURT, 4 FLAT 23 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LX | £276,000 | 23/06/2021 | Other |
| 1B COPELAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DB | £532,000 | 16/06/2021 | Other |

**Area average:** £391,423 (13 sales)

## Price vs local average

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

- **Local average:** £366,285 (7 Other, E17, 2024–2026)
- **Deviation:** +2.4%

## 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):** £1,670/mo

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £219,750
- **Target investor price (1%):** £175,800

*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.*

## Capital growth trend

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

- **5y growth:** -61%
- **10y growth:** -80.4%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; All dwelling types series; as of March 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 8.7%
- **10y growth (index):** 24.5%

## 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

Last sold

£355,000 Sep 2010

Local average

£366,285 (+2.4%)

Deprivation

Decile 4 (12,903 of 33,755)

Street crime

984 incidents within 1 mile (Apr 2026)

Key features

Amenities:Central Heating,Double Glazing,Fitted Kitchen,Cellar,
Local Facilities:Railway Station,Shops,Tube,Park,Restaurants,Bars,Bus Stop,
Near Stations:Walthamstow Central,

Description

Village borders. A spacious family home within a highly sought after area.

This property is within moments reach of " The Stows Village " area .

We are pleased to offer this three double bedroom house for sale. This property benefits from a spacious fitted kitchen with intergrated appliances, wooden floors, upstairs bathroom and a conservatory.

Southward facing garden

Close to Village and Walthamstow central station

Listed by

Walthamstow & Leyton

Coppermills

Reference: 16609380

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

42% since 2004

Event	Date	Price	% change
Sold	27/09/2010 (15 years ago)	£355,000	+42%
Sold	16/08/2004 (21 years ago)	£250,000	—

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
400A HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AA	£622,500	06/12/2022	Other
365 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AP	£41,000	18/10/2022	Other
581 - 583 GROUND FLOOR SHOP LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ	£655,000	14/09/2022	Other
583 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ	£6,000	14/09/2022	Other
597 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ	£330,000	14/09/2022	Other
589 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6BB	£625,000	18/07/2022	Other
365 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AP	£526,000	16/03/2022	Other
633 - 637 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ	£895,000	11/02/2022	Other
361A HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AP	£265,000	11/11/2021	Other
1A CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AY	£145,000	15/10/2021	Other
1A CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AY	£170,000	15/10/2021	Other
SWELL COURT, 4 FLAT 23 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LX	£276,000	23/06/2021	Other
1B COPELAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DB	£532,000	16/06/2021	Other

Area average: £391,423 (13 sales)

Capital growth trend

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

5y growth -61%

10y growth -80.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Waltham Forest. Series: All dwelling types. As of March 2026.

1y (index) 3.2%

5y (index) 8.7%

10y (index) 24.5%

Rental Range

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

Low £1,582/mo

Realistic £1,758/mo

Optimistic £1,934/mo

Based on Local Authority from postcode lookup → Waltham Forest.

LHA (30th percentile) floor for Outer East London: £1,670/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Grove Road	0.1 miles
Shop	The E17 Cobbler	0.1 miles
Shop	Michael's Hairstyles	0.1 miles
Bus stop	Bakers Avenue	0.1 miles
Train station	Walthamstow Central	0.4 miles
Train station	Walthamstow Queen's Road	0.5 miles
University	Arden University Stratford Campus	2.4 miles
Hospital	Rainbow Ward	4.3 miles
Hospital	A&E Department	4.3 miles
University	University of Wales Trinity Saint David London	4.6 miles

Street-level crime

Category	Count
Violence and sexual offences	243
Anti-social behaviour	237
Other theft	85
Vehicle crime	77
Drugs	61
Criminal damage and arson	58
Theft from the person	49
Burglary	46
Public order	44
Shoplifting	34
Robbery	24
Possession of weapons	10
Bicycle theft	9
Other crime	7
Total incidents	984

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
Belmont Park School	Other	0.3 miles	Good — 3 Oct 2014
Thomas Gamuel Primary School	Primary	0.4 miles	Good — 15 Nov 2016
Edinburgh Primary School	Primary	0.4 miles	Good — 11 Nov 2018
Church Hill Nursery School	Nursery	0.5 miles	Outstanding — 11 Sep 2012
Henry Maynard Primary School	Primary	0.5 miles	Good — 14 Nov 2023

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.47%

Max investor price (0.8%) £219,750

Target investor price (1%) £175,800

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).