Sold Terraced

45 GOLDSMITH ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN

2 beds 1 baths Listed 23 May 2020 (-2212d)

£550,000

Guide Price

Reduced on 23 Jun 2020

Save

# 2 bedroom terraced house for sale (E17 6AN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45 GOLDSMITH ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 6AN |
| Price | £550,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £185,000 Sep 2008 |

## Description

#TWO BEDROOM HOUSE #WALTHAMSTOW #LONDON PROPERTY #BLACKHORSE ROAD LOCATION #Guideprice £550,000 - £575'000 #Freehold

As the vendor’s sole agents Completion sales and lettings Walthamstow are delighted to offer this mid terrace house on this sought after Road in close proximity to Blackhorse Road station. The The style of the property is, contemporary throughout, the front reception is front aspect with bay window, the hallway you have a transverse staircase leading to the first floor.  To the middle of the property you have what is currently set up as a home office and the access to the under stairs storage cupboard. The property has been extended by approximately 3 m, single-storey to the rear, to incorporate a large kitchen diner/2nd reception room.  The kitchen has a range of wall and base units finished in high-gloss and granite effect worktops furthermore you have integrated appliances such as oven hob, extractor fan and dishwasher. Also a large skylight which lets floods of light into this area. The garden is accessed via patio doors from the second reception/dining area, it is fully decked with raised flower beds, mood lighting and external wall lighting and there is a shed to the rear.  The first floor, to the front aspect you have a large master bedroom with two large Windows which are Street facing the second bedroom is also a double rear aspect again with two large windows on looking to the private rear garden and also has a large storage cupboard. Location:The property is located just off Blackhorse Lane on Goldsmith Road, which is a residential  tree-lined road, A short walk from Walthamstow Blackhorse Road station, you have the ever popular Walthamstow wetlands on your doorstep in the opposite direction do you have access to the a 406 and M11.

Viewings:

Please Call Completion Sales on   to arrange your appointment.

## Property Photos

- ![Photo 12](/listings/photos/70692738/621287) - Photo 12
- ![Photo 1](/listings/photos/70692738/621288) - Photo 1
- ![Photo 5](/listings/photos/70692738/621289) - Photo 5
- ![Photo 7](/listings/photos/70692738/621290) - Photo 7
- ![Photo 17](/listings/photos/70692738/621291) - Photo 17
- ![Photo 19](/listings/photos/70692738/621292) - Photo 19
- ![Photo 16](/listings/photos/70692738/621293) - Photo 16
- ![Photo 11](/listings/photos/70692738/621294) - Photo 11
- ![Photo 13](/listings/photos/70692738/621295) - Photo 13
- ![Photo 18](/listings/photos/70692738/621296) - Photo 18
- ![Photo 3](/listings/photos/70692738/621297) - Photo 3
- ![Photo 2](/listings/photos/70692738/621298) - Photo 2
- ![Photo 4](/listings/photos/70692738/621299) - Photo 4
- ![Photo 6](/listings/photos/70692738/621300) - Photo 6
- ![Photo 8](/listings/photos/70692738/621301) - Photo 8
- ![Photo 14](/listings/photos/70692738/621302) - Photo 14
- ![Photo 15](/listings/photos/70692738/621303) - Photo 15
- ![Photo 9](/listings/photos/70692738/621304) - Photo 9
- ![Photo 20](/listings/photos/70692738/621305) - Photo 20

## Floorplans

- ![Floorplan 1](/listings/photos/70692738/621306) - Floorplan 1
- ![Floorplan 2](/listings/photos/70692738/621307) - Floorplan 2

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #11223194
- **Address:** 45 Goldsmith Road, LONDON, E17 6AN
- **Certificate Issued:** 28/09/2015
- **Work Completed:** 14/09/2015
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £185,000 | 19/09/2008 | Terraced |
| 45 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £192,995 | 26/07/2004 | 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 |
|---------|-------|------|------|
| 134 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £875,000 | 16/12/2025 | Terraced |
| 11A ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BB | £225,000 | 10/11/2025 | Terraced |
| 260 BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD | £667,000 | 05/09/2025 | Terraced |
| 83 CLARENCE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AG | £900,000 | 12/08/2025 | Terraced |
| [Same street] 41 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £420,000 | 20/06/2025 | Terraced |
| [Same street] 75 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £550,000 | 20/12/2023 | Terraced |
| [Same street] 63 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £420,000 | 20/12/2023 | Terraced |
| 22 MAYFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RH | £517,500 | 30/11/2023 | Terraced |
| 35 LANCASTER ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AH | £737,000 | 21/11/2023 | Terraced |
| 41 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AE | £530,000 | 11/10/2023 | Terraced |
| [Same street] 47 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £667,500 | 07/08/2023 | Terraced |
| 36 MAYFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RH | £404,000 | 04/08/2023 | Terraced |
| 106 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £475,000 | 22/05/2023 | Terraced |
| 35 ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BB | £625,000 | 19/05/2023 | Terraced |
| 57 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AE | £555,000 | 09/05/2023 | Terraced |
| 105 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £747,000 | 09/12/2022 | Terraced |
| 132 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £650,000 | 08/12/2022 | Terraced |
| [Same street] 77 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £527,500 | 30/11/2022 | Terraced |
| 113 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £405,000 | 25/11/2022 | Terraced |
| 44 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AW | £575,000 | 11/11/2022 | Terraced |
| 61 WORCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5QR | £818,000 | 27/10/2022 | Terraced |
| 92 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £686,000 | 21/10/2022 | Terraced |
| 103 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF | £740,000 | 20/10/2022 | Terraced |
| 12 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AW | £626,100 | 04/10/2022 | Terraced |
| 248 BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD | £715,000 | 20/09/2022 | Terraced |
| [Same street] 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £415,000 | 17/08/2022 | Flat |
| [Same street] 55 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £520,000 | 17/08/2021 | Terraced |
| [Same street] 39 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN | £495,000 | 29/06/2021 | Terraced |

**Street average:** £501,875 (8 sales)
**Area average:** £623,630 (20 sales)

## Price vs local average

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

- **Local average:** £698,779 (123 Terraced, E17, 2024–2026)
- **Deviation:** -21.3%

## Rental Range

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

- **Low:** £1,582/mo
- **Realistic:** £1,758/mo
- **Optimistic:** £1,934/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,396/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 |
|------|------|------|------|------|
| 2 Bed Flat, Riverhead Close, E17 | £1,850/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Higham Hill Road, E17 | £1,750/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Frank Searle Passage, E17 | £2,650/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Flat, Ickworth Park Road, E17 | £1,700/mo | 2 | 0.53 miles | OpenRent |

**Average rent: £1,988/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (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:** 3.9%
- **Cost-to-rent:** 25.5×
- **Monthly cashflow:** £-571/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.3%

*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:** 15.4%
- **10y growth:** 33.7%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Terraced series; as of March 2026.*

- **1y growth (index):** 5.6%
- **5y growth (index):** 14.5%
- **10y growth (index):** 34%

## 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)

Photo 12 Photo 1 Photo 5 Photo 7 Photo 17 Photo 19 Photo 16 Photo 11 Photo 13 Photo 18 Photo 3 Photo 2 Photo 4 Photo 6 Photo 8 Photo 14 Photo 15 Photo 9 Photo 20

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Property details

Tenure

FREEHOLD

Last sold

£185,000 Sep 2008

Local average

£698,779 (-21.3%)

Deprivation

Decile 5 (14,121 of 33,755)

Street crime

561 incidents within 1 mile (Apr 2026)

Key features

SOLE AGENTS
VIEWING BY APPOINTMENT ONLY
TWO BEDROOM HOUSE
EXTENDED
FREEHOLD
GUIDE PRICE £575,000
PRIVATE REAR GARDEN
NEWLY RENOVATED
CLOSE TO BLACKHORSE ROAD STATION
CHAIN FREE

Additional details

Garden: Yes

Description

#TWO BEDROOM HOUSE #WALTHAMSTOW #LONDON PROPERTY #BLACKHORSE ROAD LOCATION #Guideprice £550,000 - £575'000 #Freehold

As the vendor’s sole agents Completion sales and lettings Walthamstow are delighted to offer this mid terrace house on this sought after Road in close proximity to Blackhorse Road station. The The style of the property is, contemporary throughout, the front reception is front aspect with bay window, the hallway you have a transverse staircase leading to the first floor. To the middle of the property you have what is currently set up as a home office and the access to the under stairs storage cupboard. The property has been extended by approximately 3 m, single-storey to the rear, to incorporate a large kitchen diner/2nd reception room. The kitchen has a range of wall and base units finished in high-gloss and granite effect worktops furthermore you have integrated appliances such as oven hob, extractor fan and dishwasher. Also a large skylight which lets floods of light into this area. The garden is accessed via patio doors from the second reception/dining area, it is fully decked with raised flower beds, mood lighting and external wall lighting and there is a shed to the rear. The first floor, to the front aspect you have a large master bedroom with two large Windows which are Street facing the second bedroom is also a double rear aspect again with two large windows on looking to the private rear garden and also has a large storage cupboard. Location:The property is located just off Blackhorse Lane on Goldsmith Road, which is a residential tree-lined road, A short walk from Walthamstow Blackhorse Road station, you have the ever popular Walthamstow wetlands on your doorstep in the opposite direction do you have access to the a 406 and M11.

Viewings:

Please Call Completion Sales on to arrange your appointment.

Listed by

London

Completion Sales & Lettings Ltd

Reference: 70692738

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11223194

Property Details

Street: 45 Goldsmith Road

Town: LONDON

Postcode: E17 6AN

Installation Details

Items: 1 door

Certificate Issued: 28/09/2015

Work Completed: 14/09/2015

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

-4% since 2004

Event	Date	Price	% change
Sold	19/09/2008 (17 years ago)	£185,000	-4.1%
Sold	26/07/2004 (21 years ago)	£192,995	—

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
134 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£875,000	16/12/2025	Terraced
11A ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BB	£225,000	10/11/2025	Terraced
260 BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD	£667,000	05/09/2025	Terraced
83 CLARENCE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AG	£900,000	12/08/2025	Terraced
Same street 41 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£420,000	20/06/2025	Terraced
Same street 75 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£550,000	20/12/2023	Terraced
Same street 63 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£420,000	20/12/2023	Terraced
22 MAYFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RH	£517,500	30/11/2023	Terraced
35 LANCASTER ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AH	£737,000	21/11/2023	Terraced
41 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AE	£530,000	11/10/2023	Terraced
Same street 47 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£667,500	07/08/2023	Terraced
36 MAYFIELD ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5RH	£404,000	04/08/2023	Terraced
106 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£475,000	22/05/2023	Terraced
35 ST ANDREWS ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6BB	£625,000	19/05/2023	Terraced
57 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AE	£555,000	09/05/2023	Terraced
105 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£747,000	09/12/2022	Terraced
132 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£650,000	08/12/2022	Terraced
Same street 77 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£527,500	30/11/2022	Terraced
113 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£405,000	25/11/2022	Terraced
44 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AW	£575,000	11/11/2022	Terraced
61 WORCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 5QR	£818,000	27/10/2022	Terraced
92 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£686,000	21/10/2022	Terraced
103 GLOUCESTER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AF	£740,000	20/10/2022	Terraced
12 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AW	£626,100	04/10/2022	Terraced
248 BLACKHORSE LANE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AD	£715,000	20/09/2022	Terraced
Same street 7 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£415,000	17/08/2022	Flat
Same street 55 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£520,000	17/08/2021	Terraced
Same street 39 GOLDSMITH ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 6AN	£495,000	29/06/2021	Terraced

Street average: £501,875 (8 sales)

Area average: £623,630 (20 sales)

Capital growth trend

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

5y growth 15.4%

10y growth 33.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Waltham Forest. Series: Terraced. As of March 2026.

1y (index) 5.6%

5y (index) 14.5%

10y (index) 34%

Rental Range

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

Low £1,582/mo

Realistic £1,758/mo

Optimistic £1,934/mo

Based on Local Authority from postcode lookup → Waltham Forest.

LHA (30th percentile) floor for Outer East London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 6AN

Nearby

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

Type	Name	Distance
Bus stop	Shakespeare Road	0.1 miles
Shop	Kiri's Food & Wine	0.1 miles
Shop	Exotic Veneers	0.1 miles
Train station	Blackhorse Road	0.5 miles
Train station	Northumberland Park	0.8 miles
Hospital	North London Hospice Winchmore Hill	3.1 miles
University	Arden University Stratford Campus	3.8 miles
Hospital	Priory Hospital	4.3 miles
University	University of Wales Trinity Saint David London	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	149
Anti-social behaviour	140
Other theft	58
Vehicle crime	45
Criminal damage and arson	39
Public order	28
Shoplifting	20
Theft from the person	20
Drugs	17
Burglary	15
Robbery	15
Other crime	6
Possession of weapons	5
Bicycle theft	4
Total incidents	561

Within 1 mile during Apr 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
Big Creative Independent School	Other	0.1 miles	Requires improvement — 24 Sep 2023
Eden Girls' School, Waltham Forest	Secondary	0.2 miles	Outstanding — 22 Jun 2017
Hillyfield Primary Academy	Primary	0.2 miles	Good — 20 Jan 2019
Whittingham Primary Academy	Primary	0.3 miles	Good — 8 Sep 2016
Big Creative Academy	Other	0.4 miles	— (No rating)

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
2 Bed Flat, Riverhead Close, E17	£1,850/mo	2	0.24 miles	OpenRent
2 Bed Flat, Higham Hill Road, E17	£1,750/mo	2	0.29 miles	OpenRent
2 Bed Flat, Frank Searle Passage, E17	£2,650/mo	2	0.5 miles	OpenRent
2 Bed Flat, Ickworth Park Road, E17	£1,700/mo	2	0.53 miles	OpenRent

Average rent: £1,988/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.33%

Max investor price (0.8%) £225,000

Target investor price (1%) £180,000

Gross yield 3.9%

Cost-to-rent ratio 25.5×

Monthly cashflow £-571/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.3%

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).