Sold STC Terraced

67 GOLDSMITH ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN

2 beds 2 baths 797 sq ft Listed 13 May 2019 (-2581d)

£535,000

Offers in Excess of

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# 2 bedroom terraced house for sale (E17 6AN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 67 GOLDSMITH ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN |
| Price | £535,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 74 m² |
| Last sold | £567,500 Nov 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Current heating cost:** £753/year
- **Est. upgrade cost to C:** £22,170

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£45)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8235-6728-8720-6350-7926)

## Description

Blackhorse Road station is just over half a mile on foot and will get you directly to Oxford Circus in twenty minutes via the Victoria line. Alternatively, ride one stop in the other direction and you're in Walthamstow Central, for direct twenty minute overground runs to Liverpool Street.

IF YOU LIVED HERE

You'll be stretching out in your twenty three foot long through lounge, with rich, classic  parquet flooring underfoot. The space is flooded with natural light thanks to the dual aspect, with a large bay window at the front (decked out in timeless plantation shutters) and smart patio doors to the rear (flanked by a striking tower radiator).

Elsewhere, the same handsome parquet floor flows out into the hallway, right up to your kitchen where it gives way to stylish vintage floor tiles, surrounded by sleek fitted cabinets topped off with timber countertops and home to a large Dublin sink.  There's also a stainless steel oven and matching extractor hood, while splashbacks are classic, pristine metro tiles.

Upstairs, your master bedroom comes in at an impressive 150 square feet with plush carpet underfoot, twin sash windows with more plantation shutters and a lovely vintage ebony hearth. Bedroom two's another solid double with a pleasant garden view, but it's the bathroom that's particularly striking – a tranquil haven in flawless white with a freestanding, clawfoot bathtub and separate, walk in rainfall shower cubicle, lined with herringbone tiling.

WHAT ELSE?

- You're well served for local schools, with eighteen primary/secondaries within a one mile radius, all rated 'Good' or better by Ofsted and including the 'Outstanding' Eden Girl's school, just a third of a mile on foot.

- The garden's a good sized mix of patio and lawn, ending in a second patio and shed. A great spot for barbecues.

**Reception Room** - 3.9m x 3.3m (12'9" x 10'9" ) -

**Reception Room** - 3.2m x 2.9m (10'5" x 9'6") -

**Kitchen** - 2.9m x 2.5m (9'6" x 8'2") -

**Bedroom** - 4.3m x 3.4m (14'1" x 11'1") -

**Bedroom** - 3.2m x 2.9m (10'5" x 9'6") -

**Bathroom** - 2.7m x 2.5m (8'10" x 8'2") -

**Lean To** -

**Garden** - 10.67m (35) -

Explore our 'Wonders of Walthamstow' pages for everything our awesome community has to offer.

From the critically acclaimed bars and restaurants of Walthamstow Village, to the wide green spaces of Lloyd Park and Hollow Pond.

From the 20 minute tube ride into Oxford Street to the fact that you don't have to be a Russian Oligarch to afford a family home here.

For these reasons and more, people have spent the past two years flocking to E17 and surrounding areas.

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/71641549/621194) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/71641549/621195) - EE Rating
- ![EI Rating](/listings/photos/71641549/621196) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 67 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £567,500 | 14/11/2019 | Terraced |
| 67 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £466,000 | 06/02/2017 | Terraced |
| 67 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £84,000 | 23/04/1999 | 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 |
|---------|-------|------|------|
| 134 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £875,000 | 16/12/2025 | Terraced |
| 11A ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BB | £225,000 | 10/11/2025 | Terraced |
| 260 BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD | £667,000 | 05/09/2025 | Terraced |
| 83 CLARENCE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AG | £900,000 | 12/08/2025 | Terraced |
| 9 CLAREMONT ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RJ | £630,000 | 26/06/2025 | Terraced |
| [Same street] 41 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £420,000 | 20/06/2025 | Terraced |
| [Same street] 63 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £420,000 | 20/12/2023 | Terraced |
| [Same street] 75 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £550,000 | 20/12/2023 | Terraced |
| 22 MAYFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RH | £517,500 | 30/11/2023 | Terraced |
| 35 LANCASTER ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AH | £737,000 | 21/11/2023 | Terraced |
| 20 CLAREMONT ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RJ | £580,000 | 07/11/2023 | Terraced |
| 41 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AE | £530,000 | 11/10/2023 | Terraced |
| [Same street] 47 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £667,500 | 07/08/2023 | Terraced |
| 36 MAYFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RH | £404,000 | 04/08/2023 | Terraced |
| 106 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £475,000 | 22/05/2023 | Terraced |
| 35 ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BB | £625,000 | 19/05/2023 | Terraced |
| 57 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AE | £555,000 | 09/05/2023 | Terraced |
| 105 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £747,000 | 09/12/2022 | Terraced |
| 132 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £650,000 | 08/12/2022 | Terraced |
| [Same street] 77 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £527,500 | 30/11/2022 | Terraced |
| 113 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £405,000 | 25/11/2022 | Terraced |
| 44 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AW | £575,000 | 11/11/2022 | Terraced |
| 61 WORCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5QR | £818,000 | 27/10/2022 | Terraced |
| 92 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £686,000 | 21/10/2022 | Terraced |
| 103 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £740,000 | 20/10/2022 | Terraced |
| [Same street] 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £415,000 | 17/08/2022 | Flat |
| [Same street] 55 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £520,000 | 17/08/2021 | Terraced |
| [Same street] 39 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £495,000 | 29/06/2021 | Terraced |

**Street average:** £501,875 (8 sales)
**Area average:** £617,075 (20 sales)

## Price vs local average

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

- **Local average:** £697,540 (122 Terraced, E17, 2024–2026)
- **Deviation:** -23.3%

## 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):** £1,396/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, Riverhead Close, E17 | £1,850/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Higham Hill Road, E17 | £1,750/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Frank Searle Passage, E17 | £2,650/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Flat, Ickworth Park Road, E17 | £1,700/mo | 2 | 0.52 miles | OpenRent |

**Average rent: £1,988/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 24.8×
- **Monthly cashflow:** £-512/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4%

*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).*

## Price per Square Metre

- **£/m²:** £7,230/m²

## Capital growth trend

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

- **5y growth:** 19.5%
- **10y growth:** 37.2%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Terraced series; as of March 2026.*

- **1y growth (index):** 5.6%
- **5y growth (index):** 14.5%
- **10y growth (index):** 34%

## 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

Floor area

74 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£567,500 Nov 2019

Price per m²

£7,230/m²

Local average

£697,540 (-23.3%)

Deprivation

Decile 5 (14,121 of 33,755)

Street crime

568 incidents within 1 mile (Mar 2026)

Key features

Two Double bedrooms
Open Plan Reception Rooms
Spacious First Floor Bathroom
Potential For Loft Converison
Parquet Flooring to Ground floor
35ft Rear Garden
Blackhorse Road Location
Close to Walthamstow Wetlands

Additional details

Garden: Yes

Description

A stylishly beautiful two bed family terrace just moments from London's largest nature reserve – the 500 acre Walthamstow Wetlands. Inside, Design & Decor is flawless throughout, with plenty of distinctive vintage touches and inventive designer flourishes. There's also a private rear garden.

Blackhorse Road station is just over half a mile on foot and will get you directly to Oxford Circus in twenty minutes via the Victoria line. Alternatively, ride one stop in the other direction and you're in Walthamstow Central, for direct twenty minute overground runs to Liverpool Street.

IF YOU LIVED HERE

You'll be stretching out in your twenty three foot long through lounge, with rich, classic parquet flooring underfoot. The space is flooded with natural light thanks to the dual aspect, with a large bay window at the front (decked out in timeless plantation shutters) and smart patio doors to the rear (flanked by a striking tower radiator).

Elsewhere, the same handsome parquet floor flows out into the hallway, right up to your kitchen where it gives way to stylish vintage floor tiles, surrounded by sleek fitted cabinets topped off with timber countertops and home to a large Dublin sink. There's also a stainless steel oven and matching extractor hood, while splashbacks are classic, pristine metro tiles.

Upstairs, your master bedroom comes in at an impressive 150 square feet with plush carpet underfoot, twin sash windows with more plantation shutters and a lovely vintage ebony hearth. Bedroom two's another solid double with a pleasant garden view, but it's the bathroom that's particularly striking – a tranquil haven in flawless white with a freestanding, clawfoot bathtub and separate, walk in rainfall shower cubicle, lined with herringbone tiling.

WHAT ELSE?

- You're well served for local schools, with eighteen primary/secondaries within a one mile radius, all rated 'Good' or better by Ofsted and including the 'Outstanding' Eden Girl's school, just a third of a mile on foot.
- The garden's a good sized mix of patio and lawn, ending in a second patio and shed. A great spot for barbecues.

Reception Room - 3.9m x 3.3m (12'9" x 10'9" ) -

Reception Room - 3.2m x 2.9m (10'5" x 9'6") -

Kitchen - 2.9m x 2.5m (9'6" x 8'2") -

Bedroom - 4.3m x 3.4m (14'1" x 11'1") -

Bedroom - 3.2m x 2.9m (10'5" x 9'6") -

Bathroom - 2.7m x 2.5m (8'10" x 8'2") -

Lean To -

Garden - 10.67m (35) -

Explore our 'Wonders of Walthamstow' pages for everything our awesome community has to offer.

From the critically acclaimed bars and restaurants of Walthamstow Village, to the wide green spaces of Lloyd Park and Hollow Pond.

From the 20 minute tube ride into Oxford Street to the fact that you don't have to be a Russian Oligarch to afford a family home here.

For these reasons and more, people have spent the past two years flocking to E17 and surrounding areas.

Listed by

Walthamstow & Leyton

Stow Residential Ltd

Reference: 71641549

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 20/08/2015

Current heating cost: £753/year

Potential heating cost: £447/year

Est. upgrade cost to C: £22,170

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£45)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EE Rating

EI Rating

Price history

576% since 1999

Event	Date	Price	% change
Sold	14/11/2019 (6 years ago)	£567,500	+21.8%
Sold	06/02/2017 (9 years ago)	£466,000	+454.8%
Sold	23/04/1999 (27 years ago)	£84,000	—

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
134 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£875,000	16/12/2025	Terraced
11A ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BB	£225,000	10/11/2025	Terraced
260 BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD	£667,000	05/09/2025	Terraced
83 CLARENCE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AG	£900,000	12/08/2025	Terraced
9 CLAREMONT ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RJ	£630,000	26/06/2025	Terraced
Same street 41 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£420,000	20/06/2025	Terraced
Same street 63 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£420,000	20/12/2023	Terraced
Same street 75 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£550,000	20/12/2023	Terraced
22 MAYFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RH	£517,500	30/11/2023	Terraced
35 LANCASTER ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AH	£737,000	21/11/2023	Terraced
20 CLAREMONT ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RJ	£580,000	07/11/2023	Terraced
41 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AE	£530,000	11/10/2023	Terraced
Same street 47 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£667,500	07/08/2023	Terraced
36 MAYFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RH	£404,000	04/08/2023	Terraced
106 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£475,000	22/05/2023	Terraced
35 ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BB	£625,000	19/05/2023	Terraced
57 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AE	£555,000	09/05/2023	Terraced
105 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£747,000	09/12/2022	Terraced
132 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£650,000	08/12/2022	Terraced
Same street 77 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£527,500	30/11/2022	Terraced
113 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£405,000	25/11/2022	Terraced
44 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AW	£575,000	11/11/2022	Terraced
61 WORCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5QR	£818,000	27/10/2022	Terraced
92 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£686,000	21/10/2022	Terraced
103 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£740,000	20/10/2022	Terraced
Same street 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£415,000	17/08/2022	Flat
Same street 55 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£520,000	17/08/2021	Terraced
Same street 39 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£495,000	29/06/2021	Terraced

Street average: £501,875 (8 sales)

Area average: £617,075 (20 sales)

Capital growth trend

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

5y growth 19.5%

10y growth 37.2%

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

1y (index) 5.6%

5y (index) 14.5%

10y (index) 34%

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: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 6AN

Nearby

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

Type	Name	Distance
Bus stop	Shakespeare Road	0.1 miles
Shop	Kiri's Food & Wine	0.1 miles
Shop	Exotic Veneers	0.2 miles
Train station	Blackhorse Road	0.6 miles
Train station	Northumberland Park	0.9 miles
Hospital	North London Hospice Winchmore Hill	3.2 miles
University	Arden University Stratford Campus	3.8 miles
Hospital	Priory Hospital	4.3 miles
University	University of Wales Trinity Saint David London	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	152
Anti-social behaviour	98
Other theft	48
Theft from the person	48
Shoplifting	47
Vehicle crime	36
Burglary	31
Public order	31
Criminal damage and arson	27
Robbery	18
Drugs	11
Other crime	11
Bicycle theft	5
Possession of weapons	5
Total incidents	568

Within 1 mile during Mar 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
Big Creative Independent School	Other	0.1 miles	Requires improvement — 24 Sep 2023
Hillyfield Primary Academy	Primary	0.2 miles	Good — 20 Jan 2019
Eden Girls' School, Waltham Forest	Secondary	0.2 miles	Outstanding — 22 Jun 2017
Whittingham Primary Academy	Primary	0.3 miles	Good — 8 Sep 2016
Big Creative Academy	Other	0.4 miles	— (No rating)

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, Riverhead Close, E17	£1,850/mo	2	0.26 miles	OpenRent
2 Bed Flat, Higham Hill Road, E17	£1,750/mo	2	0.27 miles	OpenRent
2 Bed Flat, Frank Searle Passage, E17	£2,650/mo	2	0.51 miles	OpenRent
2 Bed Flat, Ickworth Park Road, E17	£1,700/mo	2	0.52 miles	OpenRent

Average rent: £1,988/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £225,000

Target investor price (1%) £180,000

Gross yield 4%

Cost-to-rent ratio 24.8×

Monthly cashflow £-512/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4%

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).

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