Sold STC Flat

294 HIGH ROAD LEYTONSTONE

LONDON, GREATER LONDON E11 3HS

1 beds 1 baths Listed 6 Apr 2021 (-1909d)

£325,000

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# 1 bedroom flat for sale (E11 3HS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 294 HIGH ROAD LEYTONSTONE, LONDON, GREATER LONDON E11 3HS |
| Price | £325,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £327,500 Jul 2021 |

## Description

***GUIDE PRICE £325,000 - £350,000***

Portico are pleased to offer for sale this well presented Victorian garden conversion located a short walk from Westfield shopping center and walking distance from Leyton High Road Tube.

The property is currently arranged as bright bay fronted reception room, Large kitchen/breakfast room, double bedroom, bathroom and private garden to rear.

The property features good size rooms throughout and is a suitable purchase for the first time buyer looking to get on the property ladder.

Leytonstone High Road Rd is conveniently located within walking distance of Leyton Station on the Central Line, which is a few stops from Oxford Circus and also from Westfield Stratford City Shopping Centre and the Queen Elizabeth Olympic Park.

In the heart of one of London’s Olympic boroughs, Stratford showcases a strong mix of chain stores and small, family-run shops with an array of historic pubs and modern bars.  Bridging the borders of Epping and Woodford and the City’s Liverpool St and Tower Bridge, this tight-knit community is still reveling in the ‘Olympic effect’ and is an up-and-coming growth hotspot.

Internal viewing is highly recommended to truly appreciate this excellent first time purchase.

## Property Photos

- ![Photo](/listings/photos/90447736/738576)
- ![Photo](/listings/photos/90447736/738577)
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- ![Photo](/listings/photos/90447736/738591)

## Floorplans

- ![Floorplan 1](/listings/photos/90447736/738592) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/90447736/738594) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #12549233
- **Address:** 294 High Road Leytonstone, LONDON, E11 3HS
- **Certificate Issued:** 18/09/2017
- **Work Completed:** 23/08/2017
- **Items:** 2 door(s)

### FENSA Certificate #12817424
- **Address:** 294 High Road Leytonstone, LONDON, E11 3HS
- **Certificate Issued:** 26/02/2018
- **Work Completed:** 05/02/2018
- **Items:** 6 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 294 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £327,500 | 16/07/2021 | Flat |
| 294 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £239,000 | 04/12/2017 | Terraced |
| 294 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £240,000 | 15/05/2015 | 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 |

**Street average:** £306,000 (2 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:** -19.2%

## 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):** £1,197/mo

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £220,375
- **Target investor price (1%):** £176,300

*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:** 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)

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Property details

Tenure

LEASEHOLD

Last sold

£327,500 Jul 2021

Local average

£402,177 (-19.2%)

Deprivation

Decile 4 (10,531 of 33,755)

Street crime

1141 incidents within 1 mile (Apr 2026)

Key features

1 Bedroom
Good Order Throughout
Close to shops
Private Rear Garden
One/Two Bedrooms
Potential to extend subject to planning
Great first time purchase

Additional details

Garden: Yes

Description

*GUIDE PRICE £325,000 - £350,000*
Portico are pleased to offer for sale this well presented Victorian garden conversion located a short walk from Westfield shopping center and walking distance from Leyton High Road Tube.
The property is currently arranged as bright bay fronted reception room, Large kitchen/breakfast room, double bedroom, bathroom and private garden to rear.
The property features good size rooms throughout and is a suitable purchase for the first time buyer looking to get on the property ladder.
Leytonstone High Road Rd is conveniently located within walking distance of Leyton Station on the Central Line, which is a few stops from Oxford Circus and also from Westfield Stratford City Shopping Centre and the Queen Elizabeth Olympic Park.
In the heart of one of London’s Olympic boroughs, Stratford showcases a strong mix of chain stores and small, family-run shops with an array of historic pubs and modern bars. Bridging the borders of Epping and Woodford and the City’s Liverpool St and Tower Bridge, this tight-knit community is still reveling in the ‘Olympic effect’ and is an up-and-coming growth hotspot.
Internal viewing is highly recommended to truly appreciate this excellent first time purchase.

Listed by

Leyton

Leaders and Romans Group

Reference: 90447736

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #12549233

Property Details

Street: 294 High Road Leytonstone

Town: LONDON

Postcode: E11 3HS

Installation Details

Items: 2 doors

Certificate Issued: 18/09/2017

Work Completed: 23/08/2017

This certificate data was retrieved from FENSA's database

FENSA Certificate #12817424

Property Details

Street: 294 High Road Leytonstone

Town: LONDON

Postcode: E11 3HS

Installation Details

Items: 6 windows

Certificate Issued: 26/02/2018

Work Completed: 05/02/2018

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

36% since 2015

Event	Date	Price	% change
Sold	16/07/2021 (4 years ago)	£327,500	+37%
Sold	04/12/2017 (8 years ago)	£239,000	-0.4%
Sold	15/05/2015 (11 years ago)	£240,000	—

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

Street average: £306,000 (2 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 2.5%

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%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: ITZCHOK MEYER CYMERMAN TRUST LIMITED (1064440)

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: £1,197/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	0.1 miles
Bus stop	Harrow Green	0.1 miles
Train station	Leyton	0.5 miles
Train station	Leytonstone High Road	0.5 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	302
Violence and sexual offences	234
Shoplifting	121
Other theft	91
Vehicle crime	76
Theft from the person	59
Public order	58
Burglary	55
Drugs	46
Criminal damage and arson	45
Robbery	20
Possession of weapons	17
Other crime	9
Bicycle theft	8
Total incidents	1141

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
Buxton School	Other	0.4 miles	Good — 12 Dec 2017

Rental Comparables

Rental listings exist nearby, but none matched the 1-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.54%

Max investor price (0.8%) £220,375

Target investor price (1%) £176,300

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).