# 4 bedroom terraced house for sale (E17 8QX) ## Property Details | Key | Value | |-----|-------| | Address | 5 WELLESLEY ROAD, LONDON, GREATER LONDON E17 8QX | | Price | £850,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | D | | Last sold | £892,500 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 24/11/2035 - **Current heating cost:** £685/year - **Est. upgrade cost to C:** £18,250 ### Recommendations - Q (£7,500 - £11,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2855-3956-7209-2635-9204) ## Description Set along a peaceful residential street in central Walthamstow, this beautifully finished Edwardian family home combines generous proportions with a thoughtfully extended layout. Spanning three floors, it offers four well-sized bedrooms and two bathrooms, providing comfort and flexibility for modern living. A full-width ground floor extension creates a wonderfully open space for cooking, dining and relaxing, complemented by a utility room and a bright, airy feel throughout. Perfectly placed for the best of local life, it’s a home that balances space, style and convenience in equal measure. IF YOU LIVED HERE… This charming mid-terrace home presents a light-painted façade with white-framed windows, complemented by a bold blue door and matching gate. Its neat frontage sets a welcoming tone, hinting at the well-cared-for interiors within. Inside, the hallway greets you with golden-toned walls and natural wood flooring for a warm first impression. The staircase rises gracefully with white balustrades and neat storage tucked beneath, while a glimpse towards the rear reveals the home’s open, flowing layout. The front reception room is beautifully balanced, where rich red walls meet crisp white detailing to striking effect. Original floorboards add warmth, the bay window with shutters draws in generous daylight, and a cast-iron stove within a feature fireplace brings timeless charm. To the rear, the open-plan kitchen and dining area forms the sociable heart of the home. An exposed brick chimney and central island add texture and function, while crisp white finishes keep everything feeling fresh. Bi-folding doors glide open to the garden for easy indoor–outdoor living, extending gatherings onto the terrace and inviting a natural flow through warmer months. A conveniently placed utility/WC sits just beyond, a thoughtful touch for busy daily routines. The south-west facing garden is bathed in sun, offering a bright and uplifting outdoor space. A raised decked terrace steps down to a neat lawn edged by mature trees and planting, with a paved path leading to a tranquil seating area at the far end, perfect for relaxing or entertaining. Upstairs, three restful bedrooms share natural wood floors and abundant light, offering versatile spaces for sleep, study, or guests. The marble-finished bathroom feels calm and refined, with frosted windows and a full-sized bath. Above it all, the loft suite provides a peaceful retreat with generous built-in wardrobes, useful eaves storage, and a naturally bright ensuite to complete the picture. Set within a vibrant pocket of east London, this location offers the perfect blend of village charm and city energy. Walthamstow Village is within easy reach, where cobbled streets are lined with independent boutiques, cafés and welcoming pubs such as The Castle, alongside the much-loved Berns & the Beans for a relaxed weekend coffee. Green spaces abound, with St James Park and Leyton Jubilee Park both nearby, ideal for a morning run or a leisurely afternoon outdoors. For a taste of London’s cultural scene, Soho Theatre is within easy reach, while families benefit from a superb choice of schools, including the outstanding Barclay Primary School just over five minutes away. WHAT ELSE? Ideally placed for easy travel, the home is around fifteen minutes from Walthamstow Central Station for fast Victoria line and Overground services into the city, and about ten minutes from Walthamstow Queens Road Station, connecting to the Gospel Oak to Barking line. **Reception** - 3.60 x 4.35 (11'9" x 14'3") - **Storage** - **Kitchen/Diner** - 5.00 x 6.00 (16'4" x 19'8") - **Wc/Utility** - 1.80 x 1.80 (5'10" x 5'10") - **Bedroom** - 1.77 x 2.76 (5'9" x 9'0") - **Bedroom** - 3.55 x 3.65 (11'7" x 11'11") - **Bedroom** - 3.55 x 3.67 (11'7" x 12'0") - **Bathroom** - 1.61 x 1.82 (5'3" x 5'11") - **Bedroom** - 3.86 x 5.68 (12'7" x 18'7") - **Storage** - **Ensuite** - 1.50 x 1.72 (4'11" x 5'7") - **Garden** - 10.35 x 5.15 (33'11" x 16'10") - A WORD FROM THE OWNER... "We love sitting in the garden in the shade of the magnificent magnolia tree on warm evenings or crisp quiet mornings. Our kitchen room is a wonderful space for entertaining family and friends. We can pop round the corner for coffee and pastries at Suba, or wine at Gnarly Vines. We’re a short walk to the village with its bars and restaurants (and ice cream for the little ones at Eat17). We’re spoilt for choice for activities, being so close to the Olympic park, Stratford Sadler’s’ Wells, Coal Drops Yard and for weekend walks there’s Hackney marshes, the Wetlands and Epping Forest. We’ve been lucky to live in a friendly neighbourhood with a supportive Street WhatsApp group. And we’ve enjoyed local community events at the end of the road including the Christmas Fair, yoga, kids cooking classes and the pop-up pub." ## Property Photos - ![Wellesley Road, E17](/listings/photos/169165883/1139885) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139886) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139887) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139888) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139889) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139890) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139891) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139892) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139893) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139894) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139895) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139896) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139897) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139898) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139899) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139900) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139901) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139902) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139903) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139904) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139905) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139906) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139907) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139908) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139909) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139910) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139911) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139912) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139913) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139914) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139915) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139916) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139917) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139918) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139919) - Wellesley Road, E17 - ![Wellesley Road, E17](/listings/photos/169165883/1139920) - Wellesley Road, E17 ## Floorplans - ![5 wellesley road, E17.jpeg](/listings/photos/169165883/1139921) - 5 wellesley road, E17.jpeg ## EPC Graphs - ![EE Rating](/listings/photos/169165883/1139922) - EE Rating - ![EI Rating](/listings/photos/169165883/1139923) - EI Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £892,500 | 26/03/2026 | Terraced | | 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £710,000 | 30/04/2018 | Terraced | | 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £585,000 | 24/07/2014 | Terraced | | 5 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £275,000 | 24/08/2012 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 WESTMORLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JA | £340,000 | 09/12/2025 | Terraced | | 131 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £935,000 | 15/09/2025 | Terraced | | 111 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £1,000,000 | 26/03/2025 | Terraced | | 61 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NQ | £742,000 | 05/04/2024 | Terraced | | 161 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £650,000 | 10/11/2023 | Terraced | | 63 ST BARNABAS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JZ | £530,000 | 09/11/2023 | Terraced | | 148 FARMILO ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JR | £518,000 | 20/10/2023 | Terraced | | 126 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LA | £650,000 | 19/10/2023 | Terraced | | 1 ROSEBANK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NH | £875,000 | 06/04/2023 | Terraced | | 131 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £949,000 | 20/12/2022 | Terraced | | 139 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £720,000 | 01/12/2022 | Terraced | | 139 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £775,000 | 01/12/2022 | Terraced | | [Same street] 41 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £535,000 | 21/11/2022 | Flat | | 122 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QG | £883,000 | 11/11/2022 | Terraced | | 20 AMBERLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7ER | £875,000 | 19/10/2022 | Terraced | | 88 DEVONSHIRE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QJ | £720,000 | 14/10/2022 | Terraced | | [Same street] 53 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £485,000 | 07/10/2022 | Flat | | 35 AMBERLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 7ER | £730,000 | 23/09/2022 | Terraced | | 14 WESTMORLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JA | £550,000 | 21/09/2022 | Terraced | | 91 CHELMSFORD ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NP | £1,005,000 | 16/09/2022 | Terraced | | 19 ONRA ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JD | £690,000 | 26/08/2022 | Terraced | | 20 ST BARNABAS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JY | £905,000 | 16/08/2022 | Terraced | | [Same street] 65 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £8,000 | 11/01/2022 | Other | | [Same street] 57 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £412,000 | 30/11/2021 | Flat | | [Same street] 49 WELLESLEY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QX | £15,100 | 13/09/2021 | Other | **Street average:** £291,020 (5 sales) **Area average:** £752,100 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £708,283 (146 Terraced, E17, 2024–2026) - **Deviation:** +20% ## Rental Range *ONS Price Index of Private Rents (Waltham Forest). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,589/mo - **Realistic:** £1,765/mo - **Optimistic:** £1,942/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Outer East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,945/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 | |------|------|------|------|------| | 4 Bed Terraced House, Boundary Road, E17 | £2,750/mo | 4 | 0.02 miles | OpenRent | | 4 Bed Semi-Detached House, Westerham Road, E10 | £3,000/mo | 4 | 0.3 miles | OpenRent | **Average rent: £2,875/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £359,375 - **Target investor price (1%):** £287,500 *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 £2,875/mo).* - **Gross yield:** 4.1% - **Cost-to-rent:** 24.6× - **Monthly cashflow:** £-785/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.8% *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:** £7,944/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 10.6% - **10y growth:** 36.2% ## House Price Index (HM Land Registry) *Official index for Waltham Forest; Terraced series; as of June 2026.* - **1y growth (index):** 3.9% - **5y growth (index):** 14.3% - **10y growth (index):** 33.8% ## 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)