Sold STC Flat

308 HIGH ROAD LEYTONSTONE

LONDON, GREATER LONDON E11 3HS

2 beds 1 baths Listed 14 Nov 2017 (-3146d)

£350,000

Guide Price

Save

# 2 bedroom flat for sale (E11 3HS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 308 HIGH ROAD LEYTONSTONE, LONDON, GREATER LONDON E11 3HS |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £362,500 Jan 2018 |

## Description

** GUIDE PRICE £350,000 - £375,000 ** ALLEN DAVIES are delighted to offer FOR SALE this GROUND FLOOR GARDEN FLAT located on LEYTONSTONE HIGH ROAD, conveniently positioned for all local amenities. The property has been REFURBISHED to a FANTASTIC STANDARD and offers TWO DOUBLE BEDROOMS with an EXCELLENT OPEN PLAN LIVING/ENTERTAINING/KITCHEN SPACE, the property also has IT`S OWN REAR GARDEN and is offered with an BRILLIANT LEASE. This property has been priced to sell and would make THE PERFECT FIRST TIME PURCHASE or suit an INVESTOR.

**BEDROOM ONE - 14'0" (4.27m) x 12'0" (3.66m)**

**BEDROOM TWO - 10'1" (3.07m) x 11'1" (3.38m)**

**OPEN PLAN LOUNGE/KITCHEN - 23'3" (7.09m) x 9'6" (2.9m)**

**BATHROOM - 6'9" (2.06m) x 9'5" (2.87m)**

**GARDEN**

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/62683888/738599)
- ![Photo](/listings/photos/62683888/738600)
- ![Photo](/listings/photos/62683888/738602)
- ![Photo](/listings/photos/62683888/738605)
- ![Photo](/listings/photos/62683888/738607)
- ![Photo](/listings/photos/62683888/738609)
- ![Photo](/listings/photos/62683888/738611)
- ![Photo](/listings/photos/62683888/738613)
- ![Photo](/listings/photos/62683888/738615)
- ![Photo](/listings/photos/62683888/738617)
- ![Photo](/listings/photos/62683888/738619)

## EPC Graphs

- ![EPC 1](/listings/photos/62683888/738621) - EPC 1
- ![EPC 2](/listings/photos/62683888/738623) - EPC 2

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #702761
- **Address:** 308 High Road Leytonstone, London, E11 3HS
- **Certificate Issued:** 26/08/2003
- **Work Completed:** 30/04/2003
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 308 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £362,500 | 31/01/2018 | Flat |
| 308 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £201,000 | 15/02/2017 | 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 |
|---------|-------|------|------|
| [Same street] 328A - 328B HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £235,000 | 27/11/2025 | Other |
| [Same street] 306 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £377,000 | 11/10/2024 | Flat |
| 52B WORSLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JN | £385,000 | 11/12/2023 | Flat |
| 16A GROUND FLOOR FLAT BELTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JD | £370,000 | 13/06/2023 | Flat |
| 21A FIRST FLOOR FLAT RANELAGH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JW | £401,500 | 14/12/2022 | Flat |
| 369 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4JT | £200,000 | 11/11/2022 | Flat |
| 65 SELBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3LS | £592,500 | 04/11/2022 | Flat |
| 32 FLAT 2 RANELAGH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JP | £310,000 | 05/10/2022 | Flat |
| PARAMOUNT HOUSE, 362 FLAT 17 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JS | £250,000 | 06/06/2022 | Flat |
| 58A STEELE ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JA | £305,000 | 20/04/2022 | Flat |
| PARAMOUNT HOUSE 21 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JS | £260,000 | 06/10/2021 | Flat |
| 200 FLAT 3 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU | £154,160 | 07/09/2021 | Flat |
| 200 LOWER MEZZANINE FLAT HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU | £153,000 | 06/08/2021 | Flat |
| 100 FLAT A SELBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3LR | £435,000 | 28/07/2021 | Flat |
| [Same street] 294 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £327,500 | 16/07/2021 | Flat |

**Street average:** £313,167 (3 sales)
**Area average:** £318,013 (12 sales)

## Price vs local average

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

- **Local average:** £403,749 (65 Flat, E11, 2024–2026)
- **Deviation:** -13.3%

## 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, High Road Leytonstone, E11 | £1,800/mo | 2 | 0.2 miles | OpenRent |
| 2 Bed Flat, Borthwick Road, E15 | £2,050/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Crownfield Road, E15 | £2,350/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Crownfield Road, E15 | £2,350/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Arundel Close, E15 | £2,250/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,160/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 13×
- **Monthly cashflow:** £622/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.3%

*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).*

## Capital growth trend

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

- **5y growth:** 4.5%
- **10y growth:** 4.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0%
- **5y growth (index):** 1.1%
- **10y growth (index):** 12.6%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11

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Property details

Tenure

LEASEHOLD

Last sold

£362,500 Jan 2018

Local average

£403,749 (-13.3%)

Deprivation

Decile 4 (10,531 of 33,755)

Street crime

1142 incidents within 1 mile (Apr 2026)

Key features

GUIDE PRICE £350,000 - £375,000
OFFERED WITH AN EXCELLENT LEASE
SUPERB OPEN PLAN LIVING SPACE
LOCATED ON LEYTONSTONE HIGH ROAD
OWN REAR GARDEN
Close TO LOCAL AMENITIES
OFFERED CHAIN FREE
VIEWING HIGHLY RECOMMENDED

Additional details

Garden: Yes

Description

GUIDE PRICE £350,000 - £375,000 ALLEN DAVIES are delighted to offer FOR SALE this GROUND FLOOR GARDEN FLAT located on LEYTONSTONE HIGH ROAD, conveniently positioned for all local amenities. The property has been REFURBISHED to a FANTASTIC STANDARD and offers TWO DOUBLE BEDROOMS with an EXCELLENT OPEN PLAN LIVING/ENTERTAINING/KITCHEN SPACE, the property also has IT`S OWN REAR GARDEN and is offered with an BRILLIANT LEASE. This property has been priced to sell and would make THE PERFECT FIRST TIME PURCHASE or suit an INVESTOR.

BEDROOM ONE - 14'0" (4.27m) x 12'0" (3.66m)

BEDROOM TWO - 10'1" (3.07m) x 11'1" (3.38m)

OPEN PLAN LOUNGE/KITCHEN - 23'3" (7.09m) x 9'6" (2.9m)

BATHROOM - 6'9" (2.06m) x 9'5" (2.87m)

GARDEN

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Leyton

Allen Davies & Co

Reference: 62683888

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

EPC 2

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #702761

Property Details

Street: 308 High Road Leytonstone

Town: London

Postcode: E11 3HS

Installation Details

Items: 2 windows

Certificate Issued: 26/08/2003

Work Completed: 30/04/2003

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

80% since 2017

Event	Date	Price	% change
Sold	31/01/2018 (8 years ago)	£362,500	+80.3%
Sold	15/02/2017 (9 years ago)	£201,000	—

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
Same street 328A - 328B HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS	£235,000	27/11/2025	Other
Same street 306 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS	£377,000	11/10/2024	Flat
52B WORSLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JN	£385,000	11/12/2023	Flat
16A GROUND FLOOR FLAT BELTON ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JD	£370,000	13/06/2023	Flat
21A FIRST FLOOR FLAT RANELAGH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JW	£401,500	14/12/2022	Flat
369 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4JT	£200,000	11/11/2022	Flat
65 SELBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3LS	£592,500	04/11/2022	Flat
32 FLAT 2 RANELAGH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JP	£310,000	05/10/2022	Flat
PARAMOUNT HOUSE, 362 FLAT 17 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JS	£250,000	06/06/2022	Flat
58A STEELE ROAD, LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JA	£305,000	20/04/2022	Flat
PARAMOUNT HOUSE 21 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3JS	£260,000	06/10/2021	Flat
200 FLAT 3 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU	£154,160	07/09/2021	Flat
200 LOWER MEZZANINE FLAT HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU	£153,000	06/08/2021	Flat
100 FLAT A SELBY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3LR	£435,000	28/07/2021	Flat
Same street 294 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS	£327,500	16/07/2021	Flat

Street average: £313,167 (3 sales)

Area average: £318,013 (12 sales)

Capital growth trend

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

5y growth 4.5%

10y growth 4.3%

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

1y (index) 0%

5y (index) 1.1%

10y (index) 12.6%

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 E11 3HS

Nearby

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

Type	Name	Distance
Bus stop	Ranelagh Road	0.0 miles
Shop	Gospodina Magazin Românesc	0.1 miles
Shop	Barber Shop	0.1 miles
Bus stop	Harrow Green	0.1 miles
Train station	Leyton	0.5 miles
Train station	Leytonstone High Road	0.5 miles
University	University of East London	0.9 miles
University	Arden University Stratford Campus	1.2 miles
Hospital	Rainbow Ward	2.6 miles
Hospital	A&E Department	2.6 miles

Street-level crime

Category	Count
Anti-social behaviour	302
Violence and sexual offences	235
Shoplifting	121
Other theft	91
Vehicle crime	76
Theft from the person	59
Public order	58
Burglary	55
Drugs	46
Criminal damage and arson	45
Robbery	20
Possession of weapons	17
Other crime	9
Bicycle theft	8
Total incidents	1142

Within 1 mile during Apr 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 Jenny Hammond Primary School	Primary	0.1 miles	Good — 23 Apr 2012
Downsell Primary School	Primary	0.2 miles	Good — 29 Jan 2024
Mayville Primary School	Primary	0.3 miles	Good — 12 Jun 2024
Acacia Nursery	Nursery	0.4 miles	Outstanding — 24 Jul 2023
Buxton School	Other	0.4 miles	Good — 12 Dec 2017

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, High Road Leytonstone, E11	£1,800/mo	2	0.2 miles	OpenRent
2 Bed Flat, Borthwick Road, E15	£2,050/mo	2	0.24 miles	OpenRent
2 Bed Flat, Crownfield Road, E15	£2,350/mo	2	0.25 miles	OpenRent
2 Bed Flat, Crownfield Road, E15	£2,350/mo	2	0.25 miles	OpenRent
2 Bed Flat, Arundel Close, E15	£2,250/mo	2	0.29 miles	OpenRent

Average rent: £2,160/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.64%

Max investor price (0.8%) £281,250

Target investor price (1%) £225,000

Gross yield 7.7%

Cost-to-rent ratio 13×

Monthly cashflow £622/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.3%

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).