120 SELWYN AVENUE
LONDON, GREATER LONDON E4 9LS
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Property details
Tenure
FREEHOLD
Floor area
80 m²
Council tax band
C
EPC rating
D
Last sold
£625,000 Jan 2026
Price per m²
£8,125/m²
Local average
£606,296 (+7.2%)
Deprivation
Decile 4 (10,146 of 33,755)
Street crime
371 incidents within 1 mile (May 2026)
Key features
- Two Bedroom House
- Mid Terrace Victorian
- Approx. 851 Sq Ft
- Moments from Highams Park
- Potential to Extend (STPP)
- Close to Local Amenities
- Brick Fronted
- Some Original Features
- Being Sold Chain Free
Additional details
- Parking
- Yes
- Garden
- Yes
Description
Extending across 851 square foot, it already comprises of two receptions, a kitchen, a first floor bathroom, a large rear garden and garage - in additional to the bedrooms, but there’s also the potential to extend further - great for peace of mind. The fact that it’s on the market chain-free is yet another great bonus.
IF YOU LIVED HERE…
Beyond the handsome brick frontage and vintage-style pathway, your reception space is brimming with light thanks to the large box bay window, which is decked out in bespoke shutters. You’ll appreciate that you have the chance to restore some of the original features such as the beading and fireplace surround, while the placement of the rear reception and kitchen next to each other presents a great opportunity for open plan design. Both of these spaces currently open up to your gorgeous rear garden, which is bursting with rich fauna and mature trees that bring a dreamy feel of seclusion.
You’ll be pleased to see that there’s already a family bathroom on the first floor, while the bedrooms are both doubles, with the master at the front benefitting from more bespoke shutters, and the room at the rear having in-built storage.
Handily, the home is a short walk from Highams Park station, where you can nip to Liverpool Street on the Weaver Overground line in around 25 minutes. Despite being so well connected to central London, the picturesque woodland and quaint amenities make Highams Park something of a hidden gem in the capital. As well as having a thriving food and drink scene (be sure to check out Vino Tap, The Stag & Lantern Micropub and Mood Lift), the area is home to a vast amount of green space, including Epping Forest and Highams Park itself, which houses a tranquil lake, flower meadow and fun-packed playground.
It’s also only a short hop to Walthamstow for even more top-class amenities, plus the handy interchange to London Underground’s Victoria line (two stops down the line).
WHAT ELSE?
- Your new local is the grand Royal Oak. A great spot to enjoy delicious food in eye-pleasing surroundings, it's just 12 minutes on foot too.
- Parents will be pleased to know you have an abundance of great schools in the area - one of the reasons Highams Park is so popular.
- Drivers - already happy about the private garage - can be on the North Circular in just a few minutes, or the M25 in about 15 mins.
Reception - 3.62m x 4.30m (11'10" x 14'1" ) -
Reception - 2.95m x 4.00m (9'8" x 13'1" ) -
Kitchen - 2.05m x 2.50m (6'8" x 8'2" ) -
Bedroom - 5.27m x 4.15m (17'3" x 13'7" ) -
Bedroom - 2.81m x 3.68m (9'2" x 12'0" ) -
Bathroom - 2.25m x 2.58m (7'4" x 8'5" ) -
Garage - 2.48m x 5.34m (8'1" x 17'6" ) -
Garden - 18.3m x 5.35m (60'0" x 17'6") -
A WORD FROM THE EXPERT....
"Around the corner from the office are The Stag and Lantern and Vinoramica, perfect spots for all your alcoholic needs. If you fancy a nice coffee pop into Biba & Wren Coffee Shop. My favourite local walk to where I live is through Epping Forest from Highams Park to Chingford Plains, ending at The Butlers Retreat.
If you fancy a bike ride The Lea Valley is expansive and offers plenty of different routes in and out of London. The area is the perfect halfway house, offering all the benefits of London but with the green space and community feel of a countryside village! I also love the variety of different architecture on offer throughout E4."
JON VIDAL
E4 BRANCH MANAGER
Listed by
Highams Park & Chingford
Stow Residential Ltd
Reference: 160279895
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: B
Inspection date: 08/04/2025
Expiry date: 07/04/2035
Current heating cost: £728/year
Potential heating cost: £426/year
Est. upgrade cost to C: £24,500
Recommendations
- 50 mm internal or external wall insulation (£4,000 - £14,000)
- Floor insulation (suspended floor) (£800 - £1,200)
- Draughtproof single-glazed windows (£80 - £120)
- Solar water heating (£4,000 - £6,000)
- Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan
EPC Graphs
EE Rating
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 23/01/2026 (5 months ago) | £625,000 | — |
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 |
|---|---|---|---|
| 212 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NF | £730,000 | 16/12/2025 | Terraced |
| 101 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NG | £825,000 | 01/12/2025 | Terraced |
| Same street 136 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS | £525,000 | 30/11/2023 | Terraced |
| 57 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LH | £593,000 | 10/11/2023 | Terraced |
| 149 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NG | £580,000 | 14/09/2023 | Terraced |
| 9 JACKS FARM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9FQ | £485,000 | 14/06/2023 | Terraced |
| 25 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NQ | £682,500 | 22/05/2023 | Terraced |
| 94 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR | £695,000 | 31/03/2023 | Terraced |
| 34 JACKS FARM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9AQ | £545,000 | 21/12/2022 | Terraced |
| 98 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR | £835,000 | 20/12/2022 | Terraced |
| Same street 152A SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS | £405,000 | 16/12/2022 | Flat |
| 9 BELLAMY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NB | £525,000 | 28/11/2022 | Terraced |
| 13 ALMA AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JT | £690,000 | 09/11/2022 | Terraced |
| 57 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NQ | £732,500 | 28/10/2022 | Terraced |
| 24 NEWBURY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JH | £625,000 | 27/10/2022 | Terraced |
| 69 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LJ | £545,000 | 14/10/2022 | Terraced |
| 29 WICKHAM ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JR | £630,000 | 16/08/2022 | Terraced |
| 105 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LJ | £600,000 | 15/08/2022 | Terraced |
| 32 WINCHESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LL | £670,000 | 29/07/2022 | Terraced |
| 32 HALDAN ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9JJ | £721,000 | 28/07/2022 | Terraced |
| 14 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LR | £645,100 | 27/07/2022 | Terraced |
| 31 CAVENDISH ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9NQ | £730,000 | 05/07/2022 | Terraced |
| Same street 132 GROUND FLOOR FLAT SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS | £290,000 | 10/12/2021 | Flat |
| Same street 144 SELWYN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 9LS | £500,000 | 15/09/2021 | Terraced |
Street average: £430,000 (4 sales)
Area average: £654,205 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Waltham Forest. Series: Terraced. As of April 2026.
Rental Range
Estimated market rent for Waltham Forest. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Waltham Forest.
LHA (30th percentile) floor for Peterborough: £698/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Haldan Road | 0.2 miles |
| Shop | Nails & Co | 0.2 miles |
| Shop | Daniell Salon & Academy | 0.2 miles |
| Train station | Highams Park | 0.3 miles |
| Train station | Wood Street | 1.4 miles |
| Hospital | North London Hospice Winchmore Hill | 4.0 miles |
| University | Arden University Stratford Campus | 4.4 miles |
| Hospital | Priory Hospital | 5.2 miles |
| University | University of Wales Trinity Saint David London | 6.3 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 100 |
| Anti-social behaviour | 96 |
| Vehicle crime | 44 |
| Other theft | 33 |
| Public order | 18 |
| Burglary | 17 |
| Shoplifting | 17 |
| Robbery | 14 |
| Drugs | 13 |
| Theft from the person | 8 |
| Bicycle theft | 7 |
| Other crime | 2 |
| Possession of weapons | 2 |
| Total incidents | 371 |
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 |
|---|---|---|---|
| Selwyn Primary School | Primary | 0.1 miles | Outstanding — 12 Jul 2022 |
| South Chingford Foundation School | Secondary | 0.3 miles | Good — 13 Jun 2016 |
| Handsworth Primary School | Primary | 0.4 miles | Good — 21 Sep 2023 |
| Joseph Clarke School | Other | 0.4 miles | Good — 20 Mar 2017 |
| Highams Park School | Secondary | 0.4 miles | Good — 3 Jul 2024 |
Rental Comparables
Rental listings exist nearby, but none matched the 2-bedroom count for this property.
Rent-driven metrics
Based on Area rent estimate.
- 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).