Let House

33 GOLDSMITH ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN

2 beds 1 baths 721 sq ft Listed 15 Sep 2021 (-1734d)

£1,500 pcm

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# 2 bedroom house for rent (E17 6AN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 GOLDSMITH ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN |
| Price | £1,500 pcm |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 67 m² |
| Last sold | £215,000 May 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 11/07/2027
- **Current heating cost:** £456/year
- **Est. upgrade cost to C:** £21,535

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£35)
- 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/9328-0031-6223-5413-2900)

## Description

**ZERO DEPOSIT AVAILABLE** Bairstow Eves are proud to offer this well presented two bedroom mid-terrace house within walking distance to Blackhorse Road Station. The property is in good condition throughout with the ground floor benefitting from a modern kitchen with appliances and a lovely modern bathroom which is fully tiled and has a shower over bath. Additionally the sizeable sitting room has the staircase to the first floor positioned perfectly to give obvious definition from the dining area and lounge area. First floor has two double bedrooms with the master bedroom having fitted wardrobes. The rear garden although low maintenance is still suited to the avid gardener as there are flower beds that the owner has filled with an array of hardy plants and shrubs making this space a delight to sit out in when the weather is good. Available early October on an unfurnished basis.

## Property Photos

- ![Photo](/listings/photos/113543945/621247)
- ![Photo](/listings/photos/113543945/621249)
- ![Photo](/listings/photos/113543945/621251)
- ![Photo](/listings/photos/113543945/621253)
- ![Photo](/listings/photos/113543945/621255)
- ![Photo](/listings/photos/113543945/621257)
- ![Photo](/listings/photos/113543945/621259)
- ![Photo](/listings/photos/113543945/621261)

## Floorplans

- ![Floorplan 1](/listings/photos/113543945/621263) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/113543945/621265) - EPC 1

## Rental Range

*ONS Price Index of Private Rents (Waltham Forest). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,582/mo
- **Realistic:** £1,758/mo
- **Optimistic:** £1,934/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, Riverhead Close, E17 | £1,850/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Higham Hill Road, E17 | £1,750/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Frank Searle Passage, E17 | £2,650/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Flat, Ickworth Park Road, E17 | £1,700/mo | 2 | 0.53 miles | OpenRent |

**Average rent: £1,988/mo (4 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £1,800/mo).*

- **Gross yield:** 1440%
- **Monthly cashflow:** £1,589/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4383.7%

*Gross yield = annual rent as % of price (no costs). 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:** £22/m²

## 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)

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Property details

Floor area

67 m²

EPC rating

Year built

England and Wales: 1900-1929

Deprivation

Decile 5 (14,121 of 33,755)

Street crime

556 incidents within 1 mile (Apr 2026)

Key features

AVAILABLE EARLY OCTOBER
Two double bedroom house
Modern kitchen and bathroom
Low maintenance garden
Walking distance to Blackhorse Road Station
UNFURNISHED
ZERO DEPOSIT AVAILABLE

Additional details

Garden: Yes

Description

ZERO DEPOSIT AVAILABLE Bairstow Eves are proud to offer this well presented two bedroom mid-terrace house within walking distance to Blackhorse Road Station. The property is in good condition throughout with the ground floor benefitting from a modern kitchen with appliances and a lovely modern bathroom which is fully tiled and has a shower over bath. Additionally the sizeable sitting room has the staircase to the first floor positioned perfectly to give obvious definition from the dining area and lounge area. First floor has two double bedrooms with the master bedroom having fitted wardrobes. The rear garden although low maintenance is still suited to the avid gardener as there are flower beds that the owner has filled with an array of hardy plants and shrubs making this space a delight to sit out in when the weather is good. Available early October on an unfurnished basis.

Listed by

Walthamstow

Countrywide UK Lettings - Connells

Reference: 113543945

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 12/07/2017

Expiry date: 11/07/2027

Current heating cost: £456/year

Potential heating cost: £325/year

Est. upgrade cost to C: £21,535

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£35)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Rental Range

Estimated market rent for Waltham Forest. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,582/mo

Realistic £1,758/mo

Optimistic £1,934/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 E17 6AN

Nearby

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

Type	Name	Distance
Bus stop	Shakespeare Road	0.1 miles
Shop	Kiri's Food & Wine	0.1 miles
Shop	Exotic Veneers	0.1 miles
Train station	Blackhorse Road	0.5 miles
Train station	Northumberland Park	0.9 miles
Hospital	North London Hospice Winchmore Hill	3.1 miles
University	Arden University Stratford Campus	3.8 miles
Hospital	Priory Hospital	4.3 miles
University	University of Wales Trinity Saint David London	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	147
Anti-social behaviour	139
Other theft	58
Vehicle crime	44
Criminal damage and arson	39
Public order	28
Theft from the person	20
Shoplifting	19
Drugs	17
Robbery	15
Burglary	14
Other crime	7
Possession of weapons	5
Bicycle theft	4
Total incidents	556

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
Big Creative Independent School	Other	0.1 miles	Requires improvement — 24 Sep 2023
Eden Girls' School, Waltham Forest	Secondary	0.2 miles	Outstanding — 22 Jun 2017
Hillyfield Primary Academy	Primary	0.2 miles	Good — 20 Jan 2019
Whittingham Primary Academy	Primary	0.3 miles	Good — 8 Sep 2016
Big Creative Academy	Other	0.4 miles	— (No rating)

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, Riverhead Close, E17	£1,850/mo	2	0.24 miles	OpenRent
2 Bed Flat, Higham Hill Road, E17	£1,750/mo	2	0.29 miles	OpenRent
2 Bed Flat, Frank Searle Passage, E17	£2,650/mo	2	0.49 miles	OpenRent
2 Bed Flat, Ickworth Park Road, E17	£1,700/mo	2	0.53 miles	OpenRent

Average rent: £1,988/mo (4 listings)