# 3 bedroom terraced house for sale (E17 6HS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 BLENHEIM ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 6HS |
| Price | £775,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 80 m² |
| Last sold | £760,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 27/06/2032
- **Current heating cost:** £438/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0290-2838-7160-2122-5465)

## Description

Measuring over 1,060 sq. ft, this immaculately maintained three-bedroom mid-terrace Victorian home blends period elegance with contemporary living. Tucked away on a peaceful, tree-lined street, the property boasts a classic Victorian façade with striking brickwork, ornate window surrounds, and a charming front garden. Inside, the home has been thoughtfully updated while retaining its character. The spacious reception room features a bright bay window that floods the space with natural light, complemented by high ceilings and decorative mouldings. To the rear, the modern, fully fitted kitchen offers sleek white cabinetry, integrated appliances, and ample countertop space – ideal for family cooking and entertaining. The kitchen opens into a bright and inviting conservatory, currently used as a relaxing sunroom and reading nook. With views onto the south-facing garden, this space provides the perfect indoor-outdoor flow and is a natural gathering point year-round. Upstairs, you'll find three generously sized bedrooms filled with light and offering flexibility for families, guests, or home working. A smart, well-appointed family bathroom completes the first floor. Planning permission was granted in mid-2023 for both a side return and loft extension, providing a rare opportunity for the next owner to significantly increase the property’s footprint and value. Many neighbouring homes have completed similar works, adding additional bedrooms and bathrooms, and transforming these already generous homes into exceptional family spaces. Outside, the private garden is a peaceful retreat with mature greenery and space to entertain or unwind. Additional benefits include a ground floor cloakroom, and a separate shed for storage or workshop use. Whether you're upsizing or seeking a home that offers charm, modern comfort, and room to grow, Blenheim Road delivers on all fronts. This is a rare opportunity to own a turnkey property in a prime Walthamstow location.

Perfectly positioned in one of Walthamstow’s most desirable pockets, this property enjoys exceptional connectivity and vibrant surroundings. Just a five-minute stroll from Blackhorse Road station, residents benefit from swift and seamless access to central London via the Victoria Line. Nature lovers will appreciate the proximity to Walthamstow Wetlands, a vast and tranquil nature reserve within easy walking distance. The area is well-regarded for its educational offerings, with several Ofsted-rated primary and secondary schools nearby, making it a great choice for families. Weekends come alive along the Blackhorse Beer Mile, where acclaimed local breweries—including the popular Big Penny Social—serve up craft beer and host lively events in a dynamic, community-driven setting. Adding to the area's charm is a strong creative spirit, supported by independent cafes, lush green spaces, and bustling local markets. This chain-free property represents a rare opportunity to own a beautiful family home amidst the energy and character of Walthamstow’s thriving neighbourhood scene.

Council Tax Band C

EPC Rating C

## Property Photos

- ![Picture No. 12](/listings/photos/164239046/1569633) - Picture No. 12
- ![Picture No. 06](/listings/photos/164239046/1569634) - Picture No. 06
- ![Picture No. 13](/listings/photos/164239046/1569635) - Picture No. 13
- ![Picture No. 01](/listings/photos/164239046/1569636) - Picture No. 01
- ![Picture No. 07](/listings/photos/164239046/1569637) - Picture No. 07
- ![Picture No. 08](/listings/photos/164239046/1569638) - Picture No. 08
- ![Picture No. 10](/listings/photos/164239046/1569639) - Picture No. 10
- ![Picture No. 11](/listings/photos/164239046/1569640) - Picture No. 11
- ![Picture No. 02](/listings/photos/164239046/1569641) - Picture No. 02
- ![Picture No. 03](/listings/photos/164239046/1569642) - Picture No. 03
- ![Picture No. 04](/listings/photos/164239046/1569643) - Picture No. 04
- ![Picture No. 05](/listings/photos/164239046/1569644) - Picture No. 05

## Floorplans

- ![Floorplan](/listings/photos/164239046/1569645) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/164239046/1569646) - EPC Rating Graph

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #10180772
- **Address:** 32 Blenheim Road, LONDON, E17 6HS
- **Certificate Issued:** 24/03/2014
- **Work Completed:** 17/03/2014
- **Items:** 2 window(s)

### FENSA Certificate #12359152
- **Address:** 32 Blenheim Road, LONDON, E17 6HS
- **Certificate Issued:** 22/05/2017
- **Work Completed:** 28/04/2017
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 BLENHEIM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HS | £760,000 | 06/11/2025 | Terraced |
| 32 BLENHEIM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HS | £775,000 | 02/12/2022 | Terraced |
| 32 BLENHEIM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HS | £250,000 | 16/03/2012 | 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 |
|---------|-------|------|------|
| 65A CENTURY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JA | £400,000 | 17/12/2025 | Terraced |
| 75 STIRLING ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BS | £790,000 | 12/12/2025 | Terraced |
| 77 STIRLING ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BS | £731,325 | 28/11/2025 | Terraced |
| 56 CENTURY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JB | £932,000 | 25/11/2025 | Terraced |
| 68 CENTURY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JB | £765,000 | 25/11/2025 | Terraced |
| 20 KING EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HZ | £740,000 | 14/11/2025 | Terraced |
| 85 TAVISTOCK AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HR | £717,000 | 22/12/2023 | Terraced |
| 30 STIRLING ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BT | £450,000 | 14/11/2023 | Terraced |
| 3 SUTHERLAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BJ | £420,000 | 07/11/2023 | Terraced |
| 38 HIGHAM STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6DA | £536,000 | 20/10/2023 | Terraced |
| 129 BLENHEIM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HT | £800,000 | 15/08/2023 | Terraced |
| 120 BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AA | £485,000 | 25/07/2023 | Terraced |
| 48 CENTURY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JB | £679,000 | 01/06/2023 | Terraced |
| 17 KING EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HY | £625,000 | 30/05/2023 | Terraced |
| 69 KING EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HY | £610,000 | 14/03/2023 | Terraced |
| 45 CENTURY ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JA | £631,000 | 01/12/2022 | Terraced |
| 104 BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AA | £735,000 | 10/11/2022 | Terraced |
| 26 STIRLING ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BT | £685,000 | 24/10/2022 | Terraced |
| [Same street] 43 BLENHEIM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HS | £830,000 | 21/10/2022 | Terraced |
| 53 KING EDWARD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HY | £793,000 | 14/10/2022 | Terraced |
| 67 BLENHEIM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HT | £720,000 | 30/08/2022 | Terraced |
| [Same street] 41 BLENHEIM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HS | £700,000 | 01/06/2022 | Terraced |
| [Same street] 55 BLENHEIM ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6HS | £486,500 | 15/11/2021 | Terraced |

**Street average:** £672,167 (3 sales)
**Area average:** £662,216 (20 sales)

## Price vs local average

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

- **Local average:** £704,312 (135 Terraced, E17, 2024–2026)
- **Deviation:** +10%

## 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):** £1,670/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 |
|------|------|------|------|------|
| 3 Bed Flat, Coppermill Lane, E17 | £2,250/mo | 3 | 0.63 miles | OpenRent |
| 3 Bed Flat, Coppermill Lane, E17 | £2,300/mo | 3 | 0.63 miles | OpenRent |

**Average rent: £2,275/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £284,375
- **Target investor price (1%):** £227,500

*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 £2,275/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 28.4×
- **Monthly cashflow:** £-1,030/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.5%

*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:** £9,688/m²

## Capital growth trend

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

- **5y growth:** 9.6%
- **10y growth:** 23.5%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Terraced series; as of April 2026.*

- **1y growth (index):** 5.3%
- **5y growth (index):** 14.1%
- **10y growth (index):** 32.4%

## 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)