# 1 bedroom apartment for sale (E17 7HE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 154 COPPERMILL LANE, LONDON, GREATER LONDON E17 7HE |
| Price | £290,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 26 m² |
| Last sold | £285,000 Jun 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 02/08/2030
- **Current heating cost:** £157/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0474-2867-6585-2700-5181)

## 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.

## Property Photos

- ![Photo](/listings/photos/155573978/2426787)
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## Floorplans

- ![All](/listings/photos/155573978/2426805) - All

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 154 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £285,000 | 23/06/2026 | Flat |
| 154 FLAT 2 COPPERMILL LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7HE | £170,000 | 05/08/2010 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £404,016 (210 Flat, E17, 2024–2026)
- **Deviation:** -28.2%

## 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):** £1,197/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £256,250
- **Target investor price (1%):** £205,000

*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 £2,050/mo).*

- **Gross yield:** 8.5%
- **Cost-to-rent:** 11.8×
- **Monthly cashflow:** £678/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.7%

*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:** £11,154/m²

## Capital growth trend

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

- **5y growth:** 5.8%
- **10y growth:** 30.3%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 3.6%
- **10y growth (index):** 11.8%

## 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)