# 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 | | 18 FLAT D CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PN | £260,000 | 19/12/2022 | Flat | | 37 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PL | £333,000 | 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, High Road Leytonstone, E11 | £1,400/mo | 1 | 0.73 miles | OpenRent | | 1 Bed Flat, Corrigan Court, E11 | £1,500/mo | 1 | 0.83 miles | OpenRent | **Average rent: £1,983/mo (3 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)