# 2 bedroom flat for sale (E17 5LF) ## Property Details | Key | Value | |-----|-------| | Address | 32 DIANA ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 5LF | | Price | £500,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Last sold | £495,000 Aug 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 15/08/2034 - **Current heating cost:** £726/year - **Est. upgrade cost to C:** £14,225 ### Recommendations - A (£100 - £350) - Q (£4,000 - £14,000) - D (£80 - £120) - O (£3,300 - £6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9263-3041-3208-1144-0204) ## 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 ## Property Photos - ![Picture No. 16](/listings/photos/159071792/1280140) - Picture No. 16 - ![Picture No. 10](/listings/photos/159071792/1280141) - Picture No. 10 - ![Picture No. 12](/listings/photos/159071792/1280142) - Picture No. 12 - ![Picture No. 09](/listings/photos/159071792/1280143) - Picture No. 09 - ![Picture No. 07](/listings/photos/159071792/1280144) - Picture No. 07 - ![Picture No. 06](/listings/photos/159071792/1280145) - Picture No. 06 - ![Picture No. 11](/listings/photos/159071792/1280146) - Picture No. 11 - ![Picture No. 05](/listings/photos/159071792/1280147) - Picture No. 05 - ![Picture No. 03](/listings/photos/159071792/1280148) - Picture No. 03 - ![Picture No. 04](/listings/photos/159071792/1280149) - Picture No. 04 - ![Picture No. 01](/listings/photos/159071792/1280150) - Picture No. 01 - ![Picture No. 13](/listings/photos/159071792/1280151) - Picture No. 13 - ![Picture No. 14](/listings/photos/159071792/1280152) - Picture No. 14 - ![Picture No. 15](/listings/photos/159071792/1280153) - Picture No. 15 ## Floorplans - ![Floorplan](/listings/photos/159071792/1280154) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/159071792/1280155) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 32 DIANA ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5LF | £495,000 | 22/08/2025 | 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 | |---------|-------|------|------| | 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 | | 13 WINNS AVENUE, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5HD | £486,000 | 10/11/2023 | Flat | | 28 WINNS AVENUE, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5EL | £437,500 | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £404,827 (197 Flat, E17, 2024–2026) - **Deviation:** +23.5% ## 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):** £1,396/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, 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)** ## 1% Rule - **Rent ratio:** 0.37% (weak for cashflow) - **Max investor price (0.8%):** £231,250 - **Target investor price (1%):** £185,000 *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 £1,850/mo).* - **Gross yield:** 4.4% - **Cost-to-rent:** 22.5× - **Monthly cashflow:** £-329/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.7% *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:** £7,463/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.5% - **10y growth:** 26.3% ## House Price Index (HM Land Registry) *Official index for Waltham Forest; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 1.3% - **10y growth (index):** 12.3% ## 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)