For sale Flat

FLAT 14

HARLEY COURT, BLAKE HALL ROAD, LONDON, WANSTEAD, GREATER LONDON E11 2QG

1 beds 1 baths Listed 24 Jun 2026 (-28d)

£315,000

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# 1 bedroom flat for sale (E11 2QG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 14, HARLEY COURT, BLAKE HALL ROAD, LONDON, WANSTEAD, GREATER LONDON E11 2QG |
| Price | £315,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £275,000 Feb 2023 |

## Description

Situated on Blake Hall Road in the heart of Wanstead, this stylish and contemporary one-bedroom first floor flat offers spacious accommodation and modern living in a prime location.

Just 0.4 miles from Wanstead Underground Station (Central Line), the property provides excellent transport links into Central London, while the vibrant shops, cafés, restaurants and amenities of Wanstead High Street are all within easy reach.

Beautifully presented throughout, the property feels modern, welcoming and full of character from the moment you step inside. The generously sized lounge features a unique layout that comfortably accommodates both living and dining areas, creating a versatile and sociable space. Contemporary deep green panelling with crisp white walls and attractive wood flooring combine to create a striking and stylish interior with real wow factor.

The modern fitted kitchen is finished with sleek light wood cabinetry, contrasting black fittings and matching worktops, offering both practicality and contemporary design.

The double bedroom benefits from useful built-in storage, while the fully tiled bathroom is presented in a fresh white finish and includes an overhead shower and additional storage solutions.

Further benefits include a bright and airy living space filled with natural light and a communal parking available for residents. The location is equally impressive, with several green open spaces nearby, providing the perfect setting for outdoor recreation, relaxation and leisurely walks.

Lease Information: 189 years from 29th September 1964 (127 years currently remain)

Service Charge: £1769.64 per annum (reviewed annually)

Ground Rent: £25 per annum

EPC Rating: C76

Council Tax Band: C

An Anti-Money Laundering fee will be applicable to all purchasers at a cost of £18.00 + VAT per person.

**Reception Room** - 21'11" x 12'5" -

**Kitchen** - 7'10" x 5'11" -

**Bedroom** - 8'3" x 12'10" -

## Property Photos

- ![Front (Exterior)](/listings/photos/90071748/1348678) - Front (Exterior)
- ![Living Room](/listings/photos/90071748/1348679) - Living Room
- ![Dining Room](/listings/photos/90071748/1348680) - Dining Room
- ![Living Room](/listings/photos/90071748/1348682) - Living Room
- ![Living Room](/listings/photos/90071748/1348683) - Living Room
- ![Hallway](/listings/photos/90071748/1348684) - Hallway
- ![Kitchen](/listings/photos/90071748/1348685) - Kitchen
- ![Utility Room](/listings/photos/90071748/1348686) - Utility Room
- ![Kitchen](/listings/photos/90071748/1348687) - Kitchen
- ![Hallway](/listings/photos/90071748/1348689) - Hallway
- ![Bathroom](/listings/photos/90071748/1348690) - Bathroom
- ![Bedroom](/listings/photos/90071748/1348691) - Bedroom

## Floorplans

- ![Floor Plan](/listings/photos/90071748/1348692) - Floor Plan

## EPC Graphs

- ![EE Rating](/listings/photos/90071748/1348693) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HARLEY COURT FLAT 14 BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QG | £275,000 | 16/02/2023 | 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 |
|---------|-------|------|------|
| ENNERDALE COURT, 57 FLAT 23 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £205,000 | 12/12/2025 | Flat |
| 25 FIRST FLOOR FLAT LONSDALE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PH | £437,500 | 27/01/2025 | Flat |
| OAK LODGE, 56 FLAT 30 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £170,000 | 04/10/2023 | Flat |
| ENNERDALE COURT, 57 FLAT 22 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £165,000 | 04/08/2023 | Flat |
| ENNERDALE COURT, 57 FLAT 9 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £157,500 | 30/06/2023 | Flat |
| ENNERDALE COURT, 57 FLAT 48 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £217,000 | 01/03/2023 | Flat |
| OAK LODGE, 56 FLAT 4 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £170,000 | 22/12/2022 | Flat |
| OAK LODGE, 56 FLAT 16 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £155,000 | 21/12/2022 | Flat |
| ENNERDALE COURT, 57 FLAT 7 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £225,000 | 20/12/2022 | Flat |
| 37 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PL | £333,000 | 19/12/2022 | Flat |
| 18 FLAT D CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PN | £260,000 | 19/12/2022 | Flat |
| REED MANSIONS FLAT 5 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PX | £462,000 | 24/11/2022 | Flat |
| OAK LODGE, 56 FLAT 31 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £135,000 | 18/11/2022 | Flat |
| NADIR COURT FLAT 11 BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QE | £375,000 | 18/10/2022 | Flat |
| 11 FLAT 3 SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF | £290,000 | 17/10/2022 | Flat |
| 15 - 17 FLAT 7 BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QQ | £425,660 | 07/10/2022 | Flat |
| ENNERDALE COURT, 57 FLAT 3 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £245,000 | 28/09/2022 | Flat |
| OAK LODGE, 56 FLAT 2 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £182,500 | 01/09/2022 | Flat |
| 8A SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF | £565,000 | 18/08/2022 | Flat |
| 11A SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF | £365,000 | 29/07/2022 | Flat |

**Area average:** £277,008 (20 sales)

## Price vs local average

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

- **Local average:** £402,235 (69 Flat, E11, 2024–2026)
- **Deviation:** -21.7%

## Rental Range

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

- **Low:** £1,553/mo
- **Realistic:** £1,725/mo
- **Optimistic:** £1,898/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,197/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 |
|------|------|------|------|------|
| 1 Bed Flat, Holly Road, E11 | £3,050/mo | 1 | 0.25 miles | OpenRent |
| 1 Bed Flat, Whipps Cross Road, E11 | £1,500/mo | 1 | 0.56 miles | OpenRent |
| 1 Bed Flat, High Road Leytonstone, E11 | £1,400/mo | 1 | 0.73 miles | OpenRent |
| 1 Bed Flat, High Road Leytonstone, E11 | £1,500/mo | 1 | 0.81 miles | OpenRent |

**Average rent: £1,863/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.5×
- **Monthly cashflow:** £84/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.1%

*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:** 3.9%
- **10y growth:** 16.6%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 5.4%
- **10y growth (index):** 18.7%

## 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)

Front (Exterior) Living Room Dining Room Living Room Living Room Hallway Kitchen Utility Room Kitchen Hallway Bathroom Bedroom

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Property details

Tenure

LEASEHOLD (127 years remaining on lease)

Council tax band

Last sold

£275,000 Feb 2023

Local average

£402,235 (-21.7%)

Deprivation

Decile 9 (28,245 of 33,755)

Street crime

451 incidents within 1 mile (May 2026)

Key features

One bedroom apartment
First floor
Contemporary design
Large lounge/dining room
Communal parking
0.4 miles to Wanstead Underground Station

Additional details

Parking: Communal

Description

Situated on Blake Hall Road in the heart of Wanstead, this stylish and contemporary one-bedroom first floor flat offers spacious accommodation and modern living in a prime location.

Just 0.4 miles from Wanstead Underground Station (Central Line), the property provides excellent transport links into Central London, while the vibrant shops, cafés, restaurants and amenities of Wanstead High Street are all within easy reach.

Beautifully presented throughout, the property feels modern, welcoming and full of character from the moment you step inside. The generously sized lounge features a unique layout that comfortably accommodates both living and dining areas, creating a versatile and sociable space. Contemporary deep green panelling with crisp white walls and attractive wood flooring combine to create a striking and stylish interior with real wow factor.

The modern fitted kitchen is finished with sleek light wood cabinetry, contrasting black fittings and matching worktops, offering both practicality and contemporary design.

The double bedroom benefits from useful built-in storage, while the fully tiled bathroom is presented in a fresh white finish and includes an overhead shower and additional storage solutions.

Further benefits include a bright and airy living space filled with natural light and a communal parking available for residents. The location is equally impressive, with several green open spaces nearby, providing the perfect setting for outdoor recreation, relaxation and leisurely walks.

Lease Information: 189 years from 29th September 1964 (127 years currently remain)
Service Charge: £1769.64 per annum (reviewed annually)
Ground Rent: £25 per annum
EPC Rating: C76
Council Tax Band: C
An Anti-Money Laundering fee will be applicable to all purchasers at a cost of £18.00 + VAT per person.

Reception Room - 21'11" x 12'5" -

Kitchen - 7'10" x 5'11" -

Bedroom - 8'3" x 12'10" -

Listed by

London

Petty Son & Prestwich Ltd

Reference: 90071748

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£315,000	+14.5%
Sold	16/02/2023 (3 years ago)	£275,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
ENNERDALE COURT, 57 FLAT 23 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA	£205,000	12/12/2025	Flat
25 FIRST FLOOR FLAT LONSDALE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PH	£437,500	27/01/2025	Flat
OAK LODGE, 56 FLAT 30 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS	£170,000	04/10/2023	Flat
ENNERDALE COURT, 57 FLAT 22 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA	£165,000	04/08/2023	Flat
ENNERDALE COURT, 57 FLAT 9 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA	£157,500	30/06/2023	Flat
ENNERDALE COURT, 57 FLAT 48 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA	£217,000	01/03/2023	Flat
OAK LODGE, 56 FLAT 4 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS	£170,000	22/12/2022	Flat
OAK LODGE, 56 FLAT 16 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS	£155,000	21/12/2022	Flat
ENNERDALE COURT, 57 FLAT 7 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA	£225,000	20/12/2022	Flat
37 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PL	£333,000	19/12/2022	Flat
18 FLAT D CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PN	£260,000	19/12/2022	Flat
REED MANSIONS FLAT 5 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PX	£462,000	24/11/2022	Flat
OAK LODGE, 56 FLAT 31 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS	£135,000	18/11/2022	Flat
NADIR COURT FLAT 11 BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QE	£375,000	18/10/2022	Flat
11 FLAT 3 SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF	£290,000	17/10/2022	Flat
15 - 17 FLAT 7 BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QQ	£425,660	07/10/2022	Flat
ENNERDALE COURT, 57 FLAT 3 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA	£245,000	28/09/2022	Flat
OAK LODGE, 56 FLAT 2 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS	£182,500	01/09/2022	Flat
8A SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF	£565,000	18/08/2022	Flat
11A SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF	£365,000	29/07/2022	Flat

Area average: £277,008 (20 sales)

Capital growth trend

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

5y growth 3.9%

10y growth 16.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Redbridge. Series: Flats and maisonettes. As of April 2026.

1y (index) -0.2%

5y (index) 5.4%

10y (index) 18.7%

Rental Range

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

Low £1,553/mo

Realistic £1,725/mo

Optimistic £1,898/mo

Based on Local Authority from postcode lookup → Redbridge.

LHA (30th percentile) floor for Outer East London: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E11 2QG

Address

29 Selsdon Road

Nearby

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

Type	Name	Distance
Bus stop	Felstead Road	0.0 miles
Bus stop	Cambridge Park	0.1 miles
Shop	ICEGRIPPER	0.1 miles
Shop	Biketrax	0.3 miles
Train station	Wanstead	0.3 miles
Train station	Snaresbrook	0.6 miles
University	Arden University Stratford Campus	2.5 miles
Hospital	Rainbow Ward	3.4 miles
Hospital	A&E Department	3.4 miles
University	NTU London	5.5 miles

Street-level crime

Category	Count
Shoplifting	149
Violence and sexual offences	101
Anti-social behaviour	74
Other theft	21
Vehicle crime	21
Public order	20
Burglary	19
Drugs	15
Robbery	12
Theft from the person	10
Other crime	5
Bicycle theft	2
Possession of weapons	2
Total incidents	451

Within 1 mile during May 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
Our Lady of Lourdes RC Primary School	Primary	0.2 miles	Good — 12 Feb 2015
Wanstead Church School	Primary	0.5 miles	Good — 26 Jun 2024
Wanstead High School	Secondary	0.6 miles	Good — 19 Nov 2015
Davies Lane Primary School	Primary	0.7 miles	Outstanding — 16 Jul 2024
George Tomlinson Primary School	Primary	0.7 miles	Good — 5 Mar 2018

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
1 Bed Flat, Holly Road, E11	£3,050/mo	1	0.25 miles	OpenRent
1 Bed Flat, Whipps Cross Road, E11	£1,500/mo	1	0.56 miles	OpenRent
1 Bed Flat, High Road Leytonstone, E11	£1,400/mo	1	0.73 miles	OpenRent
1 Bed Flat, High Road Leytonstone, E11	£1,500/mo	1	0.81 miles	OpenRent

Average rent: £1,863/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 5.7%

Cost-to-rent ratio 17.5×

Monthly cashflow £84/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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