# 4 bedroom end of terrace house for sale (E4 8AZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 184 WALTHAM WAY, LONDON, GREATER LONDON E4 8AZ |
| Price | £650,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £639,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/07/2034
- **Current heating cost:** £1,201/year
- **Est. upgrade cost to C:** £13,500

### Recommendations
- Q (£4,000 - £14,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9130-3040-6203-0804-1204)

## Description

The Property

This remarkable 1930s four-bedroom, two-bathroom end-of-terrace in Chingford combines stylish modern updates with charming original features across 1,300 square feet and three floors, making it the perfect family home. The property has been thoughtfully extended to include a spacious kitchen and an elegant loft suite, with further potential to expand the living area if desired. Outside, a front driveway and a beautifully landscaped garden extend the home's generous space. The rear garden is a stunning retreat, complete with a lush lawn, well-maintained borders, a pristine patio, and bespoke covered decking—ideal for year-round outdoor gatherings.

Inside, the home greets you with a bright hallway that opens into a large open-plan double reception room, providing 350 square feet to configure as you please. With a bay window at the front and French doors at the back, this space is naturally illuminated, leading seamlessly into the garden. The kitchen, situated to the right, features sleek white cabinetry paired with glossy black tile flooring for a modern, timeless look. The first floor houses three well-sized bedrooms and the family bathroom, which showcases a luxurious clawfoot rolltop tub, bold dark blue accent tiles, and a custom vanity.

One bedroom on this floor is ideally suited for a nursery, home office, or walk-in wardrobe, while the other two offer ample space. The rear-facing bedroom spans 130 square feet, while the 155-square-foot front bedroom includes a bay window and fitted mirrored wardrobes. The top floor is dedicated to the loft suite, a bright 170-square-foot sanctuary featuring a skylight, Juliet balcony overlooking the garden, an immaculate shower room, and additional storage within the eaves.

Location

Chingford Overground station is nearby, with Liverpool Street reachable in just half an hour. The North Circular motorway is a convenient twelve-minute drive away, and local shops are a five-minute walk. Nature lovers will find Lea Valley Nature Reserve almost at their doorstep, while the scenic Epping Forest lies just over a mile away. Mansfield Park, with its quiet charm, is another nearby gem.

This location offers several excellent schools within a mile, including Parkside Primary, Chase Lane Primary, and Lime Academy Larkswood. Just a short walk away, The Old Hall Tavern is a cozy, dog-friendly pub known for its hearty fare. For golfing enthusiasts, the Chingford Golf Range is within easy reach, perfect for honing your swing close to home.

Property Description DisclaimerThis is a general description of the property only, and is not intended to constitute part of an offer or contract. It has been verified by the seller(s), unless marked as 'draft'. Purplebricks conducts some valuations online and some of our customers prepare their own property descriptions, so if you decide to proceed with a viewing or an offer, please note this information may have been provided solely by the vendor, and we may not have been able to visit the property to confirm it. If you require clarification on any point then please contact us, especially if you’re traveling some distance to view. All information should be checked by your solicitor prior to exchange of contracts.

Successful buyers will be required to complete anti-money laundering checks. Our partner, Lifetime Legal Limited, will carry out the initial checks on our behalf. The current non-refundable cost is £80 inc. VAT per offer. You’ll need to pay this to Lifetime Legal and complete all checks before we can issue a memorandum of sale. The cost includes obtaining relevant data and any manual checks and monitoring which might be required, and includes a range of benefits. Purplebricks will receive some of the fee taken by Lifetime Legal to compensate for its role in providing these checks.

## Property Photos

- ![Photo](/listings/photos/154509089/1234156)
- ![Photo](/listings/photos/154509089/1234157)
- ![Photo](/listings/photos/154509089/1234158)
- ![Photo](/listings/photos/154509089/1234159)
- ![Photo](/listings/photos/154509089/1234160)
- ![Photo](/listings/photos/154509089/1234161)
- ![Photo](/listings/photos/154509089/1234162)
- ![Photo](/listings/photos/154509089/1234163)
- ![Photo](/listings/photos/154509089/1234164)
- ![Photo](/listings/photos/154509089/1234165)
- ![Photo](/listings/photos/154509089/1234166)
- ![Photo](/listings/photos/154509089/1234167)
- ![Photo](/listings/photos/154509089/1234168)
- ![Photo](/listings/photos/154509089/1234169)
- ![Photo](/listings/photos/154509089/1234170)

## Floorplans

- ![Floorplan 1](/listings/photos/154509089/1234171) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/154509089/1234172) - epc

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #3738673
- **Address:** 184 Waltham Way, LONDON, E4 8AZ
- **Certificate Issued:** 22/05/2006
- **Work Completed:** 04/04/2006
- **Items:** 10 window(s), 1 door(s)

### FENSA Certificate #12743211
- **Address:** 184 Waltham Way, LONDON, E4 8AZ
- **Certificate Issued:** 08/01/2018
- **Work Completed:** 11/12/2017
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #13327635
- **Address:** 184 Waltham Way, LONDON, E4 8AZ
- **Certificate Issued:** 31/12/2018
- **Work Completed:** 06/12/2018
- **Items:** 3 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 184 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AZ | £639,000 | 26/03/2025 | 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 |
|---------|-------|------|------|
| 119 MIDDLETON AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8EE | £510,000 | 16/06/2023 | Terraced |
| 128 CHERRYDOWN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8DX | £559,000 | 16/12/2022 | Terraced |
| 151 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AG | £485,000 | 13/12/2022 | Terraced |
| 140 MIDDLETON AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8EE | £510,000 | 12/12/2022 | Terraced |
| 99 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8HD | £475,000 | 08/12/2022 | Terraced |
| 123 MIDDLETON AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8EE | £570,000 | 01/12/2022 | Terraced |
| 29 CHERRYDOWN CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8DY | £625,000 | 11/11/2022 | Terraced |
| 123 CHERRYDOWN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8DX | £540,000 | 21/10/2022 | Terraced |
| 154 MIDDLETON AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8EE | £558,000 | 17/08/2022 | Terraced |
| 227 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AQ | £455,000 | 21/07/2022 | Terraced |
| 122 CHERRYDOWN AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8DX | £500,000 | 27/06/2022 | Terraced |
| 193 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AG | £460,000 | 04/05/2022 | Terraced |
| 73 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8HD | £482,000 | 03/05/2022 | Terraced |
| 59 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8HD | £468,000 | 22/04/2022 | Terraced |
| [Same street] 170 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AZ | £550,000 | 01/04/2022 | Terraced |
| 146 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AR | £457,500 | 30/03/2022 | Terraced |
| 205 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AG | £450,000 | 08/02/2022 | Terraced |
| 12 HURST CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8DN | £560,000 | 01/02/2022 | Terraced |
| 33 LEADALE AVENUE, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AT | £650,000 | 07/01/2022 | Terraced |
| [Same street] 156 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AZ | £460,000 | 30/09/2021 | Terraced |
| 212 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AW | £540,000 | 29/09/2021 | Terraced |
| 265 WALTHAM WAY, LONDON, WALTHAM FOREST, GREATER LONDON, E4 8AQ | £565,000 | 17/09/2021 | Terraced |

**Street average:** £505,000 (2 sales)
**Area average:** £520,975 (20 sales)

## Price vs local average

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

- **Local average:** £606,296 (60 Terraced, E4, 2024–2026)
- **Deviation:** +7.2%

## 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 Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,047/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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Waltham Way, E4 | £800/mo | 4 | 0.41 miles | OpenRent |

**Average rent: £800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.12% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 £800/mo).*

- **Gross yield:** 1.5%
- **Cost-to-rent:** 67.7×
- **Monthly cashflow:** £-1,865/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11.9%

*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).*

## Price per Square Metre

- **£/m²:** £5,242/m²

## Capital growth trend

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

- **5y growth:** 21.2%
- **10y growth:** 39.9%

## 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)