Sold STC End of terrace

88 GROVE ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 9BY

3 beds 1 baths 82 m² Listed 3 Nov 2025 (-260d)

£850,000

Offers in Excess of

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# 3 bedroom end of terrace house for sale (E17 9BY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 88 GROVE ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 9BY |
| Price | £850,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £840,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 13/05/2034
- **Current heating cost:** £1,530/year
- **Est. upgrade cost to C:** £16,800

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9543-3037-2205-1874-9204)

## Description

Upstairs, the home continues to impress. The primary bedroom benefits from a bay window that mirrors the living room below and ample built-in storage. The second double bedroom overlooks the garden and also includes built-in storage. A flexible third bedroom is ideal as a child’s room or could easily be utilised as a dedicated home office or study. A neat three-piece bathroom and an additional hallway storage cupboard complete this floor. A significant bonus is the convenience of dedicated off-street parking.

This fantastic location is truly what sets the home apart, being perfectly placed in the much sought-after Walthamstow Village. From here, a short walk takes you to Walthamstow Central, providing excellent links into Central London and the West End via the Victoria Line and Overground trains. The vibrant social heart of the Village, Orford Road, with its array of shops, pubs, and eateries, including Ruff’s Bistro, Bora & Sons, and Pavement, is also within easy walking distance, offering a superb lifestyle.

Shall we take a look?

**Through Lounge/Diner** - 9.09m x 3.61m (29'10 x 11'10) - Doors to rear garden.

**Kitchen** - 3.91m x 2.59m  (12'10 x 8'6 ) - Access to rear garden.

**Bedroom One** - 4.22m x 3.56m (13'10 x 11'8) -

**Bedroom Two** - 3.38m x 2.95m (11'1 x 9'8) -

**Bedroom Three/Study** - 2.06m x 1.63m (6'9 x 5'4) -

**First Floor Bathroom** - 2.49m x 2.13m (8'2 x 7'3) -

**Rear Garden** - approx 7.62m-9.14m (approx 25'-30') -

**Off Street Parking** -

**Additional Information:** - Local Authority: London Borough Of Waltham Forest

Council tax band: C

**Disclaimer:** - We endeavour to ensure that our particulars are as accurate and reliable as possible; however, they do not constitute or form part of any offer or contract and should not be relied upon as statements or representations of fact. All measurements are approximate and provided as a guide only. Any systems, services, or appliances referred to have not been tested by us, and we are therefore unable to verify or guarantee their working condition. All photographs, floorplans and video tours are provided for guidance only. Tenants are advised to verify details relating to planning permissions, building regulations, and any works carried out at the property with their solicitor or conveyancer, as well as tenure and lease information where applicable.

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/168905000/1269867) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/168905000/1269868) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #14388776
- **Address:** 88 Grove Road, LONDON, E17 9BY
- **Certificate Issued:** 10/01/2021
- **Work Completed:** 03/12/2020
- **Items:** 5 window(s)

### FENSA Certificate #15598973
- **Address:** 88 Grove Road, LONDON, E17 9BY
- **Certificate Issued:** 05/02/2023
- **Work Completed:** 03/12/2022
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 88 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £840,000 | 10/04/2026 | Semi-detached |
| 88 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £250,000 | 20/01/2006 | Semi-detached |
| 88 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £67,000 | 12/07/1996 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN | £910,500 | 17/12/2025 | Terraced |
| 147 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BU | £1,054,693 | 10/10/2025 | Terraced |
| 4 COLLEGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DF | £576,000 | 11/10/2023 | Terraced |
| 10 COLLEGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DF | £730,000 | 29/09/2023 | Terraced |
| 28 COLLEGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DF | £821,500 | 28/09/2023 | Terraced |
| 7 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN | £925,000 | 04/09/2023 | Terraced |
| 47A EDEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JX | £605,000 | 04/09/2023 | Terraced |
| 14 GROSVENOR RISE EAST, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9LB | £740,000 | 22/05/2023 | Terraced |
| 143 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BU | £765,000 | 16/12/2022 | Terraced |
| [Same street] 104C GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £723,250 | 21/11/2022 | Terraced |
| 63 PEMBROKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BB | £910,000 | 27/10/2022 | Terraced |
| 47 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN | £915,000 | 25/08/2022 | Terraced |
| 13 GROSVENOR RISE EAST, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9LB | £750,000 | 19/08/2022 | Terraced |
| 45 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN | £850,000 | 05/08/2022 | Terraced |
| 90 BEULAH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9LE | £765,000 | 18/07/2022 | Terraced |
| 65 PEMBROKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BB | £860,000 | 30/06/2022 | Terraced |
| 33 COPELAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DB | £945,000 | 17/06/2022 | Terraced |
| 31 MERTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DE | £840,000 | 10/06/2022 | Terraced |
| 43 BARCLAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JH | £815,000 | 01/06/2022 | Terraced |
| 39 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN | £776,000 | 23/05/2022 | Terraced |
| 19 BARCLAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JH | £787,500 | 22/04/2022 | Terraced |
| [Same street] 112 FLAT 1 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £139,000 | 17/12/2021 | Flat |
| [Same street] 120 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY | £1,350,000 | 23/08/2021 | Terraced |

**Street average:** £737,417 (3 sales)
**Area average:** £817,060 (20 sales)

## Price vs local average

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

- **Local average:** £705,634 (132 Terraced, E17, 2024–2026)
- **Deviation:** +20.5%

## 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):** £1,670/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Shernhall Street, E17 | £3,250/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Terraced House, Barrett Road, E17 | £3,500/mo | 3 | 0.47 miles | OpenRent |

**Average rent: £3,375/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £421,875
- **Target investor price (1%):** £337,500

*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 £3,375/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 21×
- **Monthly cashflow:** £-335/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.6%

*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:** £10,366/m²

## Capital growth trend

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

- **5y growth:** 14.1%
- **10y growth:** 32.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.3%
- **5y growth (index):** 14.1%
- **10y growth (index):** 32.4%

## 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

FREEHOLD

Floor area

82 m²

Council tax band

EPC rating

Last sold

£840,000 Apr 2026

Price per m²

£10,366/m²

Local average

£705,634 (+20.5%)

Deprivation

Decile 4 (12,903 of 33,755)

Street crime

971 incidents within 1 mile (May 2026)

Key features

3 bedroom end of terrace house
Gas central heating
Through lounge/diner
Walthamstow Village location
EPC rating: E (54)
Council tax band: C
Rear garden: approx 25ft-30ft
Off street parking
Chain-free
Internal: 886 sq ft (83 sq m)

Additional details

Parking: Yes
Garden: Yes

Description

A delightful three-bedroom end-of-terrace house, featuring a spacious, light-filled dual-aspect reception and dining room. This main living area boasts original wood flooring, a classic bay window at the front, and French doors at the rear that open onto the paved garden, perfect for outdoor dining. Both the dining room and the adjacent kitchen offer direct garden access, with useful storage cupboards also located off the entrance hallway.

Upstairs, the home continues to impress. The primary bedroom benefits from a bay window that mirrors the living room below and ample built-in storage. The second double bedroom overlooks the garden and also includes built-in storage. A flexible third bedroom is ideal as a child’s room or could easily be utilised as a dedicated home office or study. A neat three-piece bathroom and an additional hallway storage cupboard complete this floor. A significant bonus is the convenience of dedicated off-street parking.

This fantastic location is truly what sets the home apart, being perfectly placed in the much sought-after Walthamstow Village. From here, a short walk takes you to Walthamstow Central, providing excellent links into Central London and the West End via the Victoria Line and Overground trains. The vibrant social heart of the Village, Orford Road, with its array of shops, pubs, and eateries, including Ruff’s Bistro, Bora & Sons, and Pavement, is also within easy walking distance, offering a superb lifestyle.

Shall we take a look?

Through Lounge/Diner - 9.09m x 3.61m (29'10 x 11'10) - Doors to rear garden.

Kitchen - 3.91m x 2.59m (12'10 x 8'6 ) - Access to rear garden.

Bedroom One - 4.22m x 3.56m (13'10 x 11'8) -

Bedroom Two - 3.38m x 2.95m (11'1 x 9'8) -

Bedroom Three/Study - 2.06m x 1.63m (6'9 x 5'4) -

First Floor Bathroom - 2.49m x 2.13m (8'2 x 7'3) -

Rear Garden - approx 7.62m-9.14m (approx 25'-30') -

Off Street Parking -

Additional Information: - Local Authority: London Borough Of Waltham Forest
Council tax band: C

Disclaimer: - We endeavour to ensure that our particulars are as accurate and reliable as possible; however, they do not constitute or form part of any offer or contract and should not be relied upon as statements or representations of fact. All measurements are approximate and provided as a guide only. Any systems, services, or appliances referred to have not been tested by us, and we are therefore unable to verify or guarantee their working condition. All photographs, floorplans and video tours are provided for guidance only. Tenants are advised to verify details relating to planning permissions, building regulations, and any works carried out at the property with their solicitor or conveyancer, as well as tenure and lease information where applicable.

Listed by

Walthamstow

Dexters

Reference: 168905000

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 14/05/2024

Expiry date: 13/05/2034

Current heating cost: £1,530/year

Potential heating cost: £1,003/year

Est. upgrade cost to C: £16,800

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EE Rating

FENSA Certificates

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

FENSA Certificate #14388776

Property Details

Street: 88 Grove Road

Town: LONDON

Postcode: E17 9BY

Installation Details

Items: 5 windows

Certificate Issued: 10/01/2021

Work Completed: 03/12/2020

This certificate data was retrieved from FENSA's database

FENSA Certificate #15598973 Recent

Property Details

Street: 88 Grove Road

Town: LONDON

Postcode: E17 9BY

Installation Details

Items: 2 windows

Certificate Issued: 05/02/2023

Work Completed: 03/12/2022

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

1154% since 1996

Event	Date	Price	% change
Sold	10/04/2026 (3 months ago)	£840,000	+236%
Sold	20/01/2006 (20 years ago)	£250,000	+273.1%
Sold	12/07/1996 (30 years ago)	£67,000	—

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
22 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN	£910,500	17/12/2025	Terraced
147 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BU	£1,054,693	10/10/2025	Terraced
4 COLLEGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DF	£576,000	11/10/2023	Terraced
10 COLLEGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DF	£730,000	29/09/2023	Terraced
28 COLLEGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DF	£821,500	28/09/2023	Terraced
7 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN	£925,000	04/09/2023	Terraced
47A EDEN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JX	£605,000	04/09/2023	Terraced
14 GROSVENOR RISE EAST, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9LB	£740,000	22/05/2023	Terraced
143 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BU	£765,000	16/12/2022	Terraced
Same street 104C GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY	£723,250	21/11/2022	Terraced
63 PEMBROKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BB	£910,000	27/10/2022	Terraced
47 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN	£915,000	25/08/2022	Terraced
13 GROSVENOR RISE EAST, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9LB	£750,000	19/08/2022	Terraced
45 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN	£850,000	05/08/2022	Terraced
90 BEULAH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9LE	£765,000	18/07/2022	Terraced
65 PEMBROKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BB	£860,000	30/06/2022	Terraced
33 COPELAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DB	£945,000	17/06/2022	Terraced
31 MERTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DE	£840,000	10/06/2022	Terraced
43 BARCLAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JH	£815,000	01/06/2022	Terraced
39 CROMWELL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JN	£776,000	23/05/2022	Terraced
19 BARCLAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9JH	£787,500	22/04/2022	Terraced
Same street 112 FLAT 1 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY	£139,000	17/12/2021	Flat
Same street 120 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BY	£1,350,000	23/08/2021	Terraced

Street average: £737,417 (3 sales)

Area average: £817,060 (20 sales)

Capital growth trend

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

5y growth 14.1%

10y growth 32.9%

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

1y (index) 5.3%

5y (index) 14.1%

10y (index) 32.4%

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: £1,670/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 9BY

Nearby

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

Type	Name	Distance
Shop	Care Central	0.1 miles
Bus stop	Leyton Green Road	0.1 miles
Bus stop	Fraser Road	0.1 miles
Shop	Beulah Village Hair Salon	0.2 miles
Train station	Walthamstow Central	0.5 miles
Train station	Walthamstow Queen's Road	0.6 miles
University	Arden University Stratford Campus	2.5 miles
Hospital	Rainbow Ward	4.3 miles
Hospital	A&E Department	4.3 miles
University	University of Wales Trinity Saint David London	4.8 miles

Street-level crime

Category	Count
Anti-social behaviour	286
Violence and sexual offences	268
Other theft	82
Vehicle crime	66
Public order	55
Drugs	52
Theft from the person	48
Burglary	36
Shoplifting	29
Robbery	21
Bicycle theft	11
Other crime	7
Criminal damage and arson	5
Possession of weapons	5
Total incidents	971

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
Belmont Park School	Other	0.2 miles	Good — 3 Oct 2014
Henry Maynard Primary School	Primary	0.3 miles	Good — 14 Nov 2023
Leyton Sixth Form College	Other	0.4 miles	— (No rating)
Church Hill Nursery School	Nursery	0.4 miles	Outstanding — 11 Sep 2012
St Mary's CofE Primary School	Primary	0.5 miles	Outstanding — 26 Apr 2016

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
3 Bed Terraced House, Shernhall Street, E17	£3,250/mo	3	0.34 miles	OpenRent
3 Bed Terraced House, Barrett Road, E17	£3,500/mo	3	0.47 miles	OpenRent

Average rent: £3,375/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £421,875

Target investor price (1%) £337,500

Gross yield 4.8%

Cost-to-rent ratio 21×

Monthly cashflow £-335/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.6%

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).