# 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:** £402,177 (66 Flat, E11, 2024–2026)
- **Deviation:** -13%

## 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, Borthwick Road, E15 | £2,050/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Arundel Close, E15 | £2,250/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,150/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £532/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.3%

*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:** 2.5%
- **10y growth:** 0.8%

## 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)