# 3 bedroom semi-detached house for sale (E4 6LS) ## Property Details | Key | Value | |-----|-------| | Address | 44 BLACKTHORNE DRIVE, LONDON, GREATER LONDON E4 6LS | | Price | £685,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | E | | Construction age | England and Wales: 1930-1949 | | Floor area | 91 m² | | Last sold | £680,000 Mar 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 16/08/2026 - **Current heating cost:** £832/year - **Est. upgrade cost to C:** £21,925 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - E (£25) - G (£350 - £450) - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9438-5090-7208-4366-7954) ## Description A magnificently extended three bedroom semi-detached home, set on a quiet residential turning moments from the leafy expanse of Highams Park and Epping Forest. Measuring an impressive 1523 square feet, this commanding home features a gorgeous open plan dining room and kitchen overlooking the large garden, as well as a downstairs bathroom and utility area. With a much coveted driveway offering off street parking for multiple cars and with three excellent sized bedrooms this is a fantastic home for you to make your own. IF YOU LIVED HERE... The heart of this home is that huge kitchen diner. Finished to an incredibly high spec, this space is flooded with light thanks to the large skylights overhead and the glass doors leading to the garden offering a lovely leafy vantage point from the dining area. Your kitchen cabinets are a sleek wooden design with contrast dark marble countertops at floor level, with glossy black wall cupboards adding to the high-end feel. Pendant lights hang aloft, and wooden flooring sweeps underfoot. With plenty of floorspace for a dining table as well as a sofa, this space offers versatility to suit your families needs. Elsewhere on the ground floor you have that handy utility room, great for keeping noise appliances out of the kitchen. The front reception room is bay fronted, with more of that wooden flooring and an exposed brick chimney breast, creating a lovely rustic feel. The family bathroom is also on this floor, with a walk-in shower and vanity sink this room is also finished to a very high standard. Finally on this floor, you find the smallest of your three bedrooms. Dual aspect and with space for a large single or small double bed, this is a great room for guests or older children wanting some privacy. Moving upstairs, you find your other two bedrooms. Both are generous doubles, with snuggly carpets and large windows ensuring both light and comfort are achieved. You’re in a fantastic spot here, with easy access to Epping Forest. Highams Park has long been a favourite area with locals, and it's easy to see why. The famous Highams Park Lake, designed at the turn of the century by Sir Humphry Repton, is surrounded by gorgeous greenery and wild flower meadows - climb to the top of the hill to enjoy the breathtaking views over London before heading back down to Humphry's Cafe for a freshly brewed coffee and a slice of cake. Whether exploiting on feet or two wheels you have acres of forest to explore, and with the Lea Valley Cycle Path running through this area you can really go as far as your legs will take you! WHAT ELSE? - There is a strong precedent locally to extend these properties, so whether you fancy going skywards or outwards, there are plenty of possibilities to increase your already impressive footprint. - Exploring the local area will be a breeze, with Highams Park station less than a mile away taking you into Liverpool Street via Clapton and Hackney in less than half an hour meaning you are plugged into the metropolis whilst enjoying a pleasantly rural position. - We recommend heading to The Larkshall pub for some delicious food, including sumptuous Sunday roasts. **Reception** - 3.47 x 4.53 (11'4" x 14'10") - **Kitchen / Dining Room** - 6.91 x 8.27 (22'8" x 27'1") - **Bathroom** - 2.24 x 1.70 (7'4" x 5'6") - **Utility / Storage** - 2.05 x 7.11 (6'8" x 23'3") - **Bedroom** - 2.28 x 2.70 (7'5" x 8'10") - **Bedroom** - 3.94 x 3.65 (12'11" x 11'11") - **Eaves Storage** - 1.70 x 6.02 (5'6" x 19'9") - **Bedroom** - 3.93 x 3.74 (12'10" x 12'3") - **Eaves Storage** - 1.70 x 2.48 (5'6" x 8'1") - **Garden** - approx. 12.80 x 10.70 (approx. 41'11" x 35'1") - A WORD FROM THE EXPERT... "I enjoy the outdoors as well as the hustle and bustle of the city, so Chingford is the perfect spot. With Epping Forest on the doorstep, cycling, hiking and exploring are only a hop away. The amazing transport links can take you into the city in less than half hour. With Chingford Mount and North Chingford to choose from for a pub, restaurant and café means you’respoilt for choice. The Rusty Bike is a personal favourite to grab some Thai food, have a beer or the watchsports. The Kings Head is great for Weekends. The beer garden is perfect in the summer and in the colder months you can warm up inside with a roast dinner. The diversity of the locals is what makes Chingford great — there are loads of international takeaway restaurants and supermarkets, where I’m constantly discovering new tastes and flavours. The perfect evening spot for dog walking is Yates Meadow, where you can see across the city vista for miles. The tranquillity of the hills with the high-rise buildings in the distance creates a juxtaposition that feels really special. Chingford has something to offer for almost every buyer. From stunning period properties overlooking golf courses or Epping Forest. To brand-new builds perfect for getting on to the property ladder for first time buyers." WILL TURNER ASSISTANT BRANCH MANAGER ## Property Photos - ![Blackthorne Drive](/listings/photos/143802401/1631093) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631094) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631095) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631096) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631097) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631098) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631099) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631100) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631101) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631102) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631103) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631104) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631105) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631106) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631107) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631108) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631109) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631110) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631111) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631112) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631113) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631114) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631115) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631116) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631117) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631118) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631119) - Blackthorne Drive - ![Blackthorne Drive](/listings/photos/143802401/1631120) - Blackthorne Drive ## Floorplans - ![Floorplan](/listings/photos/143802401/1631121) - Floorplan ## EPC Graphs - ![EE Rating](/listings/photos/143802401/1631122) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #9292142 - **Address:** 44 Blackthorne Drive, Chingford, E4 6LS - **Certificate Issued:** 14/01/2013 - **Work Completed:** 28/11/2012 - **Items:** 7 window(s), 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 44 BLACKTHORNE DRIVE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LS | £680,000 | 26/03/2025 | Semi-detached | | 44 BLACKTHORNE DRIVE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LS | £410,000 | 27/01/2017 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 185 LARKSHALL ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6NT | £430,000 | 17/12/2025 | Semi-detached | | 247 THE AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9SE | £720,000 | 14/11/2025 | Semi-detached | | 5 BROOKHOUSE GARDENS, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LZ | £840,000 | 14/11/2025 | Semi-detached | | 7 THE BRAMBLINGS, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LT | £700,000 | 15/11/2023 | Semi-detached | | 5 BLACKTHORNE DRIVE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LR | £575,000 | 15/11/2023 | Semi-detached | | 87 ABBOTTS CRESCENT, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9SB | £805,000 | 06/11/2023 | Semi-detached | | 44 WITHY MEAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6JZ | £410,000 | 03/07/2023 | Semi-detached | | 249 THE AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9SE | £680,000 | 26/05/2023 | Semi-detached | | 54 WITHY MEAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6JZ | £472,000 | 24/03/2023 | Semi-detached | | 30 BLACKTHORNE DRIVE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LR | £615,000 | 26/10/2022 | Semi-detached | | 10 BETOYNE AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9SG | £650,000 | 23/09/2022 | Semi-detached | | 16 ASHWOOD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LG | £450,000 | 29/07/2022 | Semi-detached | | 189 THE AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9SD | £815,000 | 18/07/2022 | Semi-detached | | 4 BLACKTHORNE DRIVE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LR | £690,000 | 28/06/2022 | Semi-detached | | 9 BETOYNE AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9SG | £444,500 | 23/06/2022 | Semi-detached | | 72 THE BRAMBLINGS, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LU | £550,000 | 10/06/2022 | Semi-detached | | 183 THE AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9SD | £700,000 | 31/05/2022 | Semi-detached | | 102 THE BRAMBLINGS, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LU | £635,000 | 12/05/2022 | Semi-detached | | 12 WATERHALL AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6NB | £700,000 | 01/04/2022 | Semi-detached | | [Same street] 25 BLACKTHORNE DRIVE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6LS | £457,000 | 29/03/2022 | Semi-detached | | 26 MANOR WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 6NW | £595,000 | 16/02/2022 | Semi-detached | **Street average:** £457,000 (1 sale) **Area average:** £623,825 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £677,545 (42 Semi-detached, E4, 2024–2026) - **Deviation:** +1.1% ## 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 Peterborough (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £808/mo ## 1% Rule - **Rent ratio:** 0.26% (weak for cashflow) - **Max investor price (0.8%):** £220,625 - **Target investor price (1%):** £176,500 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £7,527/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 47.4% - **10y growth:** 44.9% ## House Price Index (HM Land Registry) *Official index for Waltham Forest; Semi-detached series; as of April 2026.* - **1y growth (index):** 5% - **5y growth (index):** 15% - **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)