Sold STC Flat

32 DIANA ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 5LF

2 beds 1 baths 67 m² Listed 6 Mar 2025 (-501d)

£500,000

Offers in Excess of

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Property details

Tenure

LEASEHOLD (149 years remaining on lease)

Floor area

67 m²

Council tax band

B

EPC rating

C

Last sold

£495,000 Aug 2025

Price per m²

£7,463/m²

Local average

£404,827 (+23.5%)

Deprivation

Decile 7 (20,729 of 33,755)

Street crime

851 incidents within 1 mile (May 2026)

Key features

  • Approx. 725 sq. ft.
  • Two Double Bedrooms
  • First Floor Warner Flat
  • Period Features
  • No Onward Chain
  • Possibility to Extend (STPP)
  • Leasehold 150 Years
  • Ground Rent £30 p/a
  • Council Tax Band B

Additional details

Garden
Yes

Description

Nestled on a sought-after tree-lined street, this characterful two-bedroom first-floor Warner flat offers an exciting opportunity to create your dream home. With 725 sq. ft. of space, period features and a 50ft sun-soaked garden this is a property not to be missed. Step inside, and you’ll immediately notice the bright and airy lounge, where three large sash windows flood the room with natural light. Original coving and an open fireplace add warmth and charm, while ample space allows for a comfortable dining area—perfect for entertaining. The two double bedrooms feature beautifully preserved stripped wooden floors, adding a touch of timeless elegance. Further down the hallway, you’ll find a fitted kitchen and bathroom, ready for a refresh to suit your style. Externally, the 50ft rear garden is a true highlight. Enjoy full sun for most of the day, making it an ideal spot for summer BBQs, relaxing afternoons, or even a little homegrown gardening. And as a first-floor Warner, you also benefit from a large loft space, great for storage. Having been rented for many years, this home does need a little TLC—but with its original features, generous proportions, and fantastic location, it’s a rare find with endless potential.

Location-wise, it’s hard to beat. Walthamstow Central is just half a mile away, providing quick access to the Victoria Line and overground trains that whisk you to London Liverpool Street in under 15 minutes. Plus, you’re just a short stroll from the vibrant ‘Poets Corner’—a fantastic alternative to Walthamstow Village, with its boutique shops, cozy cafés, and lively pubs and restaurants. Whether it’s a slice of pizza from Yard Sale, drinks at The Bell, or a weekend feast at the William Morris Gallery’s food market, you’ll never be short of options. A dream home for those who love both the buzz of city life and the tranquillity of a beautiful space—this is Walthamstow living at its best.

Leasehold 150 Years
Ground Rent £30 p/a
Council Tax Band B
EPC Rating C

Listed by

Walthamstow

Central Estate Agents

Reference: 159071792

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 16/08/2024

Expiry date: 15/08/2034

Current heating cost: £726/year

Potential heating cost: £362/year

Est. upgrade cost to C: £14,225

Recommendations

  • Increase loft insulation to 270 mm (£100 - £350)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Draughtproof single-glazed windows (£80 - £120)
  • Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

Event Date Price % change
Sold 22/08/2025 (10 months ago) £495,000 —

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
108 BEMSTED ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5JZ £490,270 15/12/2025 Flat
65 BEMSTED ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5JY £580,000 12/12/2025 Flat
1 WINNS AVENUE, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5HD £470,000 17/10/2025 Flat
103 BADLIS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LG £490,000 05/08/2025 Flat
90 MERSEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LB £420,000 11/07/2025 Flat
12 FLEEMING ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5ES £641,000 04/07/2025 Flat
417 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LD £314,000 13/06/2025 Flat
11 WINNS TERRACE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5EJ £515,000 28/03/2025 Flat
439 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LD £417,500 04/10/2024 Flat
18 WINNS TERRACE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5EJ £550,000 13/09/2024 Flat
101 MERSEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LA £625,000 19/12/2023 Flat
3A WOLSEY AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6RE £350,000 05/12/2023 Flat
120 MERSEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LB £585,000 13/11/2023 Flat
28 WINNS AVENUE, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5EL £437,500 10/11/2023 Flat
13 WINNS AVENUE, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5HD £486,000 10/11/2023 Flat
523 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LD £475,000 20/10/2023 Flat
34 BADLIS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LQ £725,000 13/10/2023 Flat
6 WINNS AVENUE, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5EL £520,000 14/09/2023 Flat
24 MERSEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LB £420,000 07/09/2023 Flat
39 DIANA ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LE £472,500 31/08/2023 Flat
Same street 104 DIANA ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LF £481,000 09/06/2023 Terraced
Same street 102 DIANA ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LF £541,200 16/12/2022 Flat
Same street 46 DIANA ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LF £491,200 28/07/2022 Flat
Same street 48 DIANA ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LF £492,000 25/03/2022 Flat

Street average: £501,350 (4 sales)

Area average: £499,189 (20 sales)

Capital growth trend

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

5y growth 6.1%
10y growth 32.4%

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

1y (index) 0.9%
5y (index) 1.3%
10y (index) 12.3%

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: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 5LF

Nearby

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

Type Name Distance
Shop Lightning Food and Wine 0.1 miles
Shop Talking Heads 0.1 miles
Bus stop Lloyd Park / William Morris Gallery 0.1 miles
Train station Walthamstow Central 0.6 miles
Train station Walthamstow Queen's Road 0.7 miles
University Arden University Stratford Campus 3.4 miles
Hospital North London Hospice Winchmore Hill 3.8 miles
Hospital Moorfields at Hoxton 4.8 miles
University University of Wales Trinity Saint David London 5.0 miles

Street-level crime

Category Count
Anti-social behaviour 242
Violence and sexual offences 213
Other theft 81
Vehicle crime 71
Shoplifting 46
Drugs 40
Theft from the person 40
Public order 36
Burglary 26
Robbery 23
Bicycle theft 17
Other crime 8
Criminal damage and arson 4
Possession of weapons 4
Total incidents 851

Within 1 mile during May 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 Winns Primary School Primary 0.1 miles Good — 21 Mar 2012
Greenleaf Primary School Primary 0.1 miles Good — 6 Oct 2022
Walthamstow Montessori School Other 0.4 miles Inadequate — 5 Jul 2020
Hillyfield Primary Academy Primary 0.5 miles Good — 20 Jan 2019
Emmanuel Community School Primary 0.5 miles Requires improvement — 9 Jun 2024

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, Howard Road, E17 £2,000/mo 2 0.34 miles OpenRent
2 Bed Flat, Hoe St, E17 £1,685/mo 2 0.37 miles OpenRent
2 Bed Terraced House, Queen Elizabeth Road, E17 £2,100/mo 2 0.45 miles OpenRent
2 Bed Flat, Ickworth Park Road, E17 £1,700/mo 2 0.51 miles OpenRent

Average rent: £1,871/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%
Max investor price (0.8%) £231,250
Target investor price (1%) £185,000
Gross yield 4.4%
Cost-to-rent ratio 22.5×
Monthly cashflow £-329/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -2.7%
  • 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).