Sold STC Flat

FLAT 2

154 COPPERMILL LANE, LONDON, GREATER LONDON E17 7HE

1 beds 1 baths 280 sq ft Listed 2 Dec 2024 (-689d)

£290,000

Reduced on 17 Nov 2025

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Property details

Tenure

LEASEHOLD (963 years remaining on lease)

Floor area

26 m²

Council tax band

C

EPC rating

C

Year built

England and Wales: 2003-2006

Last sold

£285,000 Jun 2026

Price per m²

£11,154/m²

Local average

£404,016 (-28.2%)

Deprivation

Decile 4 (13,292 of 33,755)

Street crime

625 incidents within 1 mile (Aug 2026)

Key features

  • Favoured tranquil Walthamstow location
  • Adjacent to Walthamstow Wetlands
  • 0.5 miles from Walthamstow market
  • 1.2 miles from Walthamstow village
  • Allocated, gated and secure parking
  • 964 year lease
  • Communal gardens
  • Offered chain free
  • Generous proportions throughout, 441 sq. ft.
  • Double glazing

Additional details

Parking
Yes
Restrictions
No
Rights of way
No
Flooded in last 5 years
No
Flood defences
No

Description

This one bedroom bay-fronted first floor apartment is conveniently located within a well-regarded development adjacent to Walthamstow Wetlands, just 0.5 miles from the vibrant Walthamstow Market and 1.2 miles from the ever-charming Walthamstow Village. This property benefits from allocated gated and secure parking, communal gardens, a lease with 964 years remaining, double glazing and is offered chain free. Arranged over 441 sq. ft. it comprises lounge, kitchen, bedroom and shower room.

Listed by

London

PROPERLY PARTNERS LTD

Reference: 155573978

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 03/08/2020

Expiry date: 02/08/2030

Current heating cost: £157/year

Potential heating cost: £105/year

Est. upgrade cost to C: £1,000

Recommendations

  • High heat retention storage heaters (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~3,054 m² (0.75 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

All

All

Price history

68% since 2010

Event Date Price % change
Sold 23/06/2026 (3 months ago) £285,000 +67.6%
Sold 05/08/2010 (16 years ago) £170,000 —

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
18 HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AW £509,920 16/01/2026 Flat
203 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HF £199,565 19/12/2025 Flat
11A HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN £370,000 26/11/2025 Flat
42 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU £425,000 07/11/2025 Flat
43 HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN £425,000 18/07/2025 Flat
Same street 156 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE £291,500 30/05/2025 Flat
16A GLENTHORNE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AR £400,000 14/04/2025 Flat
22A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU £585,000 26/02/2025 Flat
30 COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ £597,500 18/02/2025 Flat
20A COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ £377,500 17/02/2025 Flat
13 HAZELWOOD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AJ £410,000 10/02/2025 Flat
12 COURTENAY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LZ £365,000 08/11/2023 Flat
Same street 104A COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE £432,000 03/11/2023 Flat
51A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB £416,000 25/10/2023 Flat
84A HAZELWOOD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AL £455,500 06/10/2023 Flat
33 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB £390,000 04/08/2023 Flat
197 GROUND FLOOR FLAT COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HF £433,000 09/06/2023 Flat
65 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB £525,000 02/06/2023 Flat
41 GROUND FLOOR FLAT HAROLDSTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7AN £470,000 26/05/2023 Flat
10 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU £385,000 20/04/2023 Flat
100A EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LU £521,000 19/04/2023 Flat
29 EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PB £347,500 04/04/2023 Flat
Same street 166 FLAT 3 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE £317,500 30/11/2022 Flat
Same street 112A COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE £410,000 13/04/2022 Flat
Same street 156 FLAT 3 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE £380,000 21/01/2022 Flat

Street average: £366,200 (5 sales)

Area average: £430,374 (20 sales)

Capital growth trend

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

5y growth 5.8%
10y growth 30.3%

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

1y (index) 0.7%
5y (index) 3.6%
10y (index) 11.8%

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: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 7HE

Nearby

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

Type Name Distance
Bus stop Rensburg Road 0.1 miles
Shop Londis 0.1 miles
Bus stop Hail & Ride Rensburg Road 0.2 miles
Shop Hair Salon 0.3 miles
Train station St James Street 0.4 miles
Train station Blackhorse Road 0.4 miles
University Arden University Stratford Campus 2.9 miles
Hospital Moorfields at Hoxton 3.8 miles
Hospital North London Hospice Winchmore Hill 3.8 miles
University University of Wales Trinity Saint David London 3.9 miles

Street-level crime

Category Count
Anti-social behaviour 204
Violence and sexual offences 155
Other theft 50
Shoplifting 41
Vehicle crime 36
Public order 35
Theft from the person 25
Burglary 23
Drugs 21
Robbery 16
Bicycle theft 10
Possession of weapons 5
Other crime 4
Total incidents 625

Within 1 mile during Aug 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
Coppermill Primary School Primary 0.1 miles Good — 19 Feb 2019
St Patrick's Catholic Primary School Primary 0.4 miles Good — 27 Jul 2023
Barn Croft Primary School Primary 0.4 miles Requires improvement — 27 Jun 2023
Willowfield School Secondary 0.4 miles Good — 2 Feb 2012
Stoneydown Park School Primary 0.4 miles Good — 13 Dec 2011

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
1 Bed Flat, Blackhorse Lane, E17 £1,650/mo 1 0.52 miles OpenRent
1 Bed Flat, High St, E17 £2,150/mo 1 0.54 miles OpenRent
1 Bed Flat, Tottenham Hale, N17 £2,050/mo 1 0.73 miles OpenRent

Average rent: £1,950/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.71%
Max investor price (0.8%) £256,250
Target investor price (1%) £205,000
Gross yield 8.5%
Cost-to-rent ratio 11.8×
Monthly cashflow £678/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 9.7%
  • 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).