# 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) - ![Photo](/listings/photos/90447736/738578) - ![Photo](/listings/photos/90447736/738579) - ![Photo](/listings/photos/90447736/738580) - ![Photo](/listings/photos/90447736/738581) - ![Photo](/listings/photos/90447736/738582) - ![Photo](/listings/photos/90447736/738583) - ![Photo](/listings/photos/90447736/738585) - ![Photo](/listings/photos/90447736/738586) - ![Photo](/listings/photos/90447736/738588) - ![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)