# 3 bedroom terraced house for sale (E7 0DD) ## Property Details | Key | Value | |-----|-------| | Address | 5 LEONARD ROAD, LONDON, GREATER LONDON E7 0DD | | Price | £625,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | C | | Last sold | £646,500 Aug 2023 | ## Description A splendidly appointed three bedroom, two bathroom Victorian terrace, bursting with vintage style and character throughout. You have an immaculately landscaped garden to the rear, and Forest Gate station is less than half a mile on foot. The sheer landscaped perfection for your rear garden can't be overstated. Forty five feet of lush greenery, bookended by a BBQ-perfect patio and a shady dell that's home to a shed. All surrounded and secluded by high timber fencing. IF YOU LIVED HERE... You'll be stretching out in just under 1000 square feet of impeccable living space, with your through lounge serving as a shining example and a splendid introduction. In here you have around 350 square feet, dual aspect and artfully segmented by internal doors. Glossily restored original floorboards flow underfoot, and an imposing vintage mantel sits to the front. Your kitchen's at the end of the hall, with stripped wood style vinyl underfoot and pristine pine cabinetry, while your first bathroom sits to the rear, resplendent in smoky grey tiling from tub to ceiling, and artful geometrics underfoot. Upstairs, all three bedrooms are solid doubles, with the principal totaling an impressive 150 square feet. A skylit rainfall shower room completes the property. Outside and, as noted, you have Forest Gate station less than ten minutes' walk away. From here the Overground will get you to Liverpool Street in just thirteen minutes, while the new Elizabeth line connects you with Tottenham Court Road and the West End in a mere eighteen minutes. If you're staying local be sure to explore nearby Winchelsea Road for a wide range of wining and dining spots, just a few minutes' walk. WHAT ELSE? - The vast open greenery of Wanstead Flats rolls out before you just five minutes from your front door. Once the favoured playground of Tudor kings, it's still an excellent space to blow away the cobwebs. - The property is offered chain free, for that all important speedy and hassle free move. - Parents will be delighted to discover no fewer than seven 'Outstanding' rated primary and secondary schools, all less than a mile away on foot. **Reception** - 3.30 x 3.80 (10'9" x 12'5") - **Reception** - 2.70 x 3.30 (8'10" x 10'9") - **Kitchen** - 2.74 x 3.73 (8'11" x 12'2") - **Bathroom** - 2.43 x 2.82 (7'11" x 9'3") - **Bedroom** - 4.33 x 3.30 (14'2" x 10'9") - **Bedroom** - 2.71 x 3.37 (8'10" x 11'0") - **Bathroom** - 1.70 x 1.70 (5'6" x 5'6") - **Bedroom** - 2.70 x 2.48 (8'10" x 8'1") - **Garden** - 14.00 x 4.00 (45'11" x 13'1") - A WORD FROM THE EXPERT... "When I decided to move to Forest Gate a few years ago, I was drawn by the great housing stock, the green spaces of Wanstead Flats and the friendly, up-and-coming vibe of independent boutiques, eateries, and bars. I’ve spent many a happy weekend walking on the flats and in Wanstead Park. Often, I’ll finish up with an all trimmings roast at The Holly Tree or meet friends for a drink at Burgess & Hall Wines (Roz and Paul there really know their grapes!). Or perhaps a fantastic curry from The Wanstead Kitchen. After living here for a while, you really start to feel happy and settled. I love the arty, independent feel of Forest Gate, and I get the impression I’m not the only one — it’s something all the locals nurture and support." JOSEPH EARNSHAW E7 BRANCH MANAGER ## Property Photos - ![Photo](/listings/photos/135583709/1614655) - ![Photo](/listings/photos/135583709/1614656) - ![Photo](/listings/photos/135583709/1614657) - ![Photo](/listings/photos/135583709/1614658) - ![Photo](/listings/photos/135583709/1614659) - ![Photo](/listings/photos/135583709/1614660) - ![Photo](/listings/photos/135583709/1614661) - ![Photo](/listings/photos/135583709/1614662) - ![Photo](/listings/photos/135583709/1614663) - ![Photo](/listings/photos/135583709/1614664) - ![Photo](/listings/photos/135583709/1614665) - ![Photo](/listings/photos/135583709/1614666) - ![Photo](/listings/photos/135583709/1614667) - ![Photo](/listings/photos/135583709/1614668) - ![Photo](/listings/photos/135583709/1614669) - ![Photo](/listings/photos/135583709/1614670) - ![Photo](/listings/photos/135583709/1614671) - ![Photo](/listings/photos/135583709/1614672) - ![Photo](/listings/photos/135583709/1614673) - ![Photo](/listings/photos/135583709/1614674) - ![Photo](/listings/photos/135583709/1614675) - ![Photo](/listings/photos/135583709/1614676) - ![Photo](/listings/photos/135583709/1614677) - ![Photo](/listings/photos/135583709/1614678) - ![Photo](/listings/photos/135583709/1614679) ## Floorplans - ![Floorplan](/listings/photos/135583709/1614680) - Floorplan ## EPC Graphs - ![EE Rating](/listings/photos/135583709/1614681) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 LEONARD ROAD, LONDON, NEWHAM, GREATER LONDON, E7 0DD | £646,500 | 10/08/2023 | 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 | |---------|-------|------|------| | 84 VANSITTART ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E7 0AA | £484,000 | 22/12/2025 | Terraced | | 13 TALBOT ROAD, LONDON, NEWHAM, GREATER LONDON, E7 0DX | £805,000 | 15/12/2025 | Terraced | | 29 TALBOT ROAD, LONDON, NEWHAM, GREATER LONDON, E7 0DX | £807,500 | 24/11/2025 | Terraced | | 88 ODESSA ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9BN | £670,000 | 14/11/2025 | Terraced | | 14 DIMOND CLOSE, LONDON, NEWHAM, GREATER LONDON, E7 0HZ | £405,000 | 01/08/2025 | Terraced | | 70 VANSITTART ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E7 0AA | £580,000 | 28/02/2025 | Terraced | | 20 NORFOLK STREET, LONDON, NEWHAM, GREATER LONDON, E7 0HN | £540,500 | 23/11/2023 | Terraced | | 27 DEAN STREET, LONDON, NEWHAM, GREATER LONDON, E7 9BJ | £445,000 | 26/10/2023 | Terraced | | 20 SUFFOLK STREET, LONDON, NEWHAM, GREATER LONDON, E7 0HF | £575,000 | 25/09/2023 | Terraced | | 11 INGESTRE ROAD, LONDON, NEWHAM, GREATER LONDON, E7 0DY | £710,000 | 19/05/2023 | Terraced | | 34 MACDONALD ROAD, LONDON, NEWHAM, GREATER LONDON, E7 0HE | £520,000 | 26/04/2023 | Terraced | | 77 FIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9DN | £825,000 | 10/02/2023 | Terraced | | 17 MACDONALD ROAD, LONDON, NEWHAM, GREATER LONDON, E7 0HE | £790,000 | 24/11/2022 | Terraced | | 122 WELLINGTON ROAD, FOREST GATE, LONDON, NEWHAM, GREATER LONDON, E7 9BP | £487,000 | 16/11/2022 | Terraced | | 95 ODESSA ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9BL | £500,000 | 07/11/2022 | Terraced | | 31 VANSITTART ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E7 0AS | £440,000 | 31/10/2022 | Terraced | | 50 FIELD ROAD, LONDON, NEWHAM, GREATER LONDON, E7 9DP | £445,000 | 12/10/2022 | Terraced | | 1 ERIC CLOSE, LONDON, NEWHAM, GREATER LONDON, E7 0AY | £661,900 | 30/09/2022 | Terraced | | 37 SUFFOLK STREET, LONDON, NEWHAM, GREATER LONDON, E7 0HF | £625,000 | 30/09/2022 | Terraced | | 28 LEONARD ROAD, LONDON, NEWHAM, GREATER LONDON, E7 0DB | £715,000 | 29/09/2022 | Terraced | **Area average:** £601,545 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £644,010 (53 Terraced, E7, 2024–2026) - **Deviation:** -3% ## Rental Range *ONS Price Index of Private Rents (Newham). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,735/mo - **Realistic:** £1,928/mo - **Optimistic:** £2,121/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,122/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 Maisonette, Eric Close, E7 | £1,800/mo | 3 | 0.06 miles | OpenRent | **Average rent: £1,800/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.29% (weak for cashflow) - **Max investor price (0.8%):** £225,000 - **Target investor price (1%):** £180,000 *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 £1,800/mo).* - **Gross yield:** 3.5% - **Cost-to-rent:** 28.9× - **Monthly cashflow:** £-866/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.7% *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:** 53.4% - **10y growth:** 42.4% ## House Price Index (HM Land Registry) *Official index for Newham; Terraced series; as of May 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 7.8% - **10y growth (index):** 24.7% ## 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)