# 5 bedroom terraced house for sale (E17 6LS) ## Property Details | Key | Value | |-----|-------| | Address | 33 WELLINGTON ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 6LS | | Price | £900,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | D | | Last sold | £911,155 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 27/06/2027 - **Current heating cost:** £860/year ### Recommendations - A (350) - Q (14,000) - N (6,000) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0850-2828-7669-9623-3145) ## Description Set on a quiet residential street, this handsome five-bedroom Victorian home pairs timeless character with beautifully considered interiors. Spread across three spacious floors, it’s filled with natural light, soft tones and refined finishes that create a calm and welcoming atmosphere throughout. Just a short walk from Blackhorse Road Station, and within easy reach of the expansive Walthamstow Wetlands, the location strikes a perfect balance between urban convenience and access to nature. Whether you're looking for generous family living, space to entertain, or a peaceful retreat from the city, this home offers it all with effortless charm. IF YOU LIVED HERE… This attractive Victorian home makes a graceful first impression with its warm brick façade, white-painted accents, classic bay frontage and arched porch with tiled path, all hinting at the character within. Step inside to a generous through-lounge, an elegant, light-filled reception where natural textures and soft tones create a space that’s both relaxed and polished. A large front bay frames leafy street views, while wooden flooring flows to a second window, enhancing the sense of space. There’s ample room to lounge and dine, with bespoke shelving and cleverly integrated under-stair storage adding charm and practicality. To the rear, the kitchen is a standout, serene and contemporary with natural bamboo cabinetry, white worktops and a broad picture window above the sink. Crittall-style doors open to the garden, blurring indoor and outdoor living. High-quality materials and thoughtful finishes create a kitchen that’s as functional as it is beautiful. The garden is mature and thoughtfully landscaped (2021), offering a versatile space for relaxing, entertaining and play. Planting brings colour and texture year-round, with changing blooms and foliage through the seasons. A generous shed provides ample storage. Upstairs, the first floor hosts three bedrooms and a family bathroom. The front bedroom spans the width of the house, bathed in light from twin sash-style windows. The two rear rooms are equally inviting, one sunny and full of personality, the other peaceful and cheerful. The bathroom features crisp white metro tiles and a soft, stylish palette. On the top floor are two further bedrooms. The rear is light and adaptable, while the generous front bedroom offers a private retreat with twin skylights and warm timber flooring. Its en suite impresses with terrazzo tiling, a floating basin and a walk-in rainfall shower. Walthamstow is known for its creative spirit and strong community, and this spot is especially well placed for culture and green space. Just a short walk away, Big Penny Social offers craft beer, food pop-ups, and events in a vast, welcoming space. CRATE St James Street, with its mix of indie shops, street food, and co-working spaces, is also nearby. For a change of pace, Walthamstow Wetlands offers nature reserves, walking trails, and birdwatching. Lloyd Park is under fifteen minutes on foot, with a weekend market and the William Morris Gallery. Great schools are also close at hand, including Stoneydown Park Primary around five minutes away and Willowfield Secondary in ten. WHAT ELSE? For commuters, transport links are excellent. Blackhorse Road Station is around ten minutes away, offering swift connections via the Victoria line and Overground. St James Street Station is also within easy reach, providing direct access to Liverpool Street. Whether heading into the City or exploring East London, getting around couldn’t be simpler. **Garden** - 10m (32'9") - **Kitchen** - 5.29 x 2.88 (17'4" x 9'5") - **Reception Room** - 7.25 x 3.43 (23'9" x 11'3") - **Bedroom** - 2.91 x 2.89 (9'6" x 9'5") - **Bathroom** - 2.29 x 1.83 (7'6" x 6'0") - **Bedroom** - 3.28 x 2.95 (10'9" x 9'8") - **Bedroom** - 4.54 x 3.24 (14'10" x 10'7") - **Bedroom** - 4.12 x 2.68 (13'6" x 8'9") - **Ensuite** - 2.75 x 1.06 (9'0" x 3'5") - **Bedroom** - 4.48 x 4.07 (14'8" x 13'4") - **Eaves Storage** - A WORD FROM THE EXPERT... "For me it’s the sheer variety you find in each pocket of Walthamstow that makes working and socialising here so enjoyable. Whether it’s having a coffee from Perky Blenders, going for a Sunday morning walk in Epping Forest, dropping into one of the local breweries in Blackhorse Road, or catching up with friends in Lloyd Park, the growth and positive changes within E17 have been incredible in recent years." KIM HEYWOOD E17 BRANCH MANAGER ## Property Photos - ![Wellington Road, E17](/listings/photos/162508178/1090533) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090534) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090535) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090536) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090537) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090538) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090539) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090540) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090541) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090542) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090543) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090544) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090545) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090546) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090547) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090548) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090549) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090550) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090551) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090552) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090553) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090554) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090555) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090556) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090557) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090558) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090559) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090560) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090561) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090562) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090563) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090564) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090565) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090566) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090567) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090568) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090569) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090570) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090571) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090572) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090573) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090574) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090575) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090576) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090577) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090578) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090579) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090580) - Wellington Road, E17 - ![Wellington Road, E17](/listings/photos/162508178/1090581) - Wellington Road, E17 ## Floorplans - ![33 Wellington Road, E17.jpeg](/listings/photos/162508178/1090582) - 33 Wellington Road, E17.jpeg ## EPC Graphs - ![EE Rating](/listings/photos/162508178/1090583) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #15855823 - **Address:** 33 Wellington Road, LONDON, E17 6LS - **Certificate Issued:** 16/07/2023 - **Work Completed:** 10/07/2023 - **Items:** 1 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 33 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS | £911,155 | 30/01/2026 | Terraced | | 33 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS | £615,000 | 13/10/2017 | Terraced | | 33 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS | £240,000 | 07/02/2006 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 150 WARNER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7EA | £479,500 | 11/12/2025 | Terraced | | 32 WALPOLE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6PT | £980,000 | 19/08/2025 | Terraced | | 24 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN | £477,000 | 20/01/2025 | Terraced | | 6 RENNESS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6EX | £645,000 | 07/12/2023 | Terraced | | 59 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LP | £685,000 | 17/11/2023 | Terraced | | 7 BRISTOL PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LL | £655,151 | 10/10/2023 | Terraced | | 9 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN | £585,000 | 15/09/2023 | Terraced | | 11 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN | £570,000 | 08/09/2023 | Terraced | | 22 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ | £530,000 | 04/09/2023 | Terraced | | 8 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ | £611,000 | 30/06/2023 | Terraced | | 178 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JG | £187,000 | 20/12/2022 | Terraced | | 30 RITCHINGS AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LB | £567,000 | 19/12/2022 | Terraced | | 14 CANNING ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LT | £860,000 | 16/12/2022 | Terraced | | 100 FOREST ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6JQ | £655,000 | 15/12/2022 | Terraced | | 48 MELBOURNE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LR | £665,000 | 14/12/2022 | Terraced | | 50 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ | £525,000 | 13/12/2022 | Terraced | | 181 WARNER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 7DX | £444,000 | 23/11/2022 | Terraced | | 58 ICKWORTH PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LN | £656,000 | 10/11/2022 | Terraced | | [Same street] 4 WELLINGTON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LS | £767,500 | 21/09/2022 | Terraced | | 44 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ | £685,000 | 16/09/2022 | Terraced | | 29 HERVEY PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6LJ | £590,000 | 01/09/2022 | Terraced | **Street average:** £767,500 (1 sale) **Area average:** £602,583 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £705,634 (132 Terraced, E17, 2024–2026) - **Deviation:** +27.5% ## Rental Range *ONS Price Index of Private Rents (Waltham Forest). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,587/mo - **Realistic:** £1,763/mo - **Optimistic:** £1,939/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 ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £220,375 - **Target investor price (1%):** £176,300 *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:** £9,677/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.5% - **10y growth:** 33.5% ## 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)