# 1 bedroom flat for sale (E17 9BS) ## Property Details | Key | Value | |-----|-------| | Address | 39C, GRANVILLE ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 9BS | | Price | £350,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1900-1929 | | Floor area | 47 m² | | Last sold | £384,500 Jan 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 17/10/2031 - **Current heating cost:** £381/year - **Est. upgrade cost to C:** £9,225 ### Recommendations - A (£100 - £350) - Q (£4,000 - £14,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9909-1202-7309-4856-2200) ## Description A light and spacious first floor flat close to Walthamstow village, with private rear garden space. This is a lovely Victorian fronted home and a conversion that maximises the space giving you plenty of flexibility with your layout. The large living room features deep windows and plenty of space for relaxing in the evening, dining and working. At the rear of the property, the kitchen has been recently refurbished and is well planned with lots of storage and a sink beneath the window where the light streams in all day from the south-facing garden. The garden space is lovely and private giving you room to grow, dine and host BBQs. And the split level raised bed gives you lots of creative potential for gardening. There’s also a shed for your storage. There’s a family bathroom with white suite and to the rear of the property is the double bedroom, which is large enough to accommodate storage space, and like everywhere in the flat, has plenty of natural light. The property is a comfortable space that’s been well looked after and updated, it’s also chain-free! The other benefit is the location. It’s a friendly and quiet neighbourhood, yet close to all the amenities including Huck’s for delicious coffee and the Castle pub, then you’ve just a few minutes walk to Walthamstow village, where you’ll find great local shops, bars, bakeries and restaurants. Local favourites are Eat 17, Orford Saloon and the Ravenswood where you’ll find the famous local breweries. Transport links into and around central London are easy with Walthamstow Central station within walking distance. There’s also a ZipCar at the end of the road convenient for those without a car. And when you need to get out into nature you have the wonderful Epping Forest and Hollow Ponds and Boating Pool a short cycle away. Welcome to a really lovely place to live. Shall we go take a look? **Communal Entrance** - Via communal front door leading into: **Communal Hallway** - Staircase leading to second floor & flat. **Entrance** - Via flat entrance door leading into: **Entrance Hallway** - Door to all rooms. **Reception Room** - 4.83m x 3.51m (15'10 x 11'6 ) - **Kitchen** - 3.23m x 1.80m (10'7 x 5'11) - **Bedroom** - 4.37m x 3.07m (14'4 x 10'1) - **Bathroom** - **Rear Garden (Shared)** - Private section of rear garden access via shared access. **Additional Information:** - Head Lease Term: From 29 September 1987 to 28 September 2986 Head Lease Remaining: 962 years remaining Ground Rent: £0 - N/A Service Charge: £0 - N/A Local Authority: London Borough Of Waltham Forest Council Tax Band: B **Notice:** - All photographs are provided for guidance only. **Disclaimer:** - The information provided about this property does not constitute or form part of any offer or contract, nor may it be relied upon as representations or statements of fact. All measurements are approximate and should be used as a guide only. Any systems, services or appliances listed herein have not been tested by us and therefore we cannot verify or guarantee they are in working order. Details of planning and building regulations for any works carried out on the property should be specifically verified by the purchasers’ conveyancer or solicitor, as should tenure/lease information (where appropriate). ## Property Photos - ![1](/listings/photos/150323831/635204) - 1 - ![2](/listings/photos/150323831/635205) - 2 - ![3](/listings/photos/150323831/635206) - 3 - ![4](/listings/photos/150323831/635207) - 4 - ![5](/listings/photos/150323831/635208) - 5 - ![6](/listings/photos/150323831/635209) - 6 - ![7](/listings/photos/150323831/635212) - 7 - ![8](/listings/photos/150323831/635214) - 8 - ![9](/listings/photos/150323831/635215) - 9 - ![10](/listings/photos/150323831/635216) - 10 - ![11](/listings/photos/150323831/635217) - 11 - ![12](/listings/photos/150323831/635218) - 12 - ![13](/listings/photos/150323831/635219) - 13 - ![14](/listings/photos/150323831/635220) - 14 - ![15](/listings/photos/150323831/635221) - 15 - ![16](/listings/photos/150323831/635223) - 16 - ![17](/listings/photos/150323831/635225) - 17 - ![18](/listings/photos/150323831/635226) - 18 - ![19](/listings/photos/150323831/635228) - 19 ## Floorplans - ![Floorplan](/listings/photos/150323831/635229) - Floorplan ## EPC Graphs - ![EE Rating](/listings/photos/150323831/635231) - EE Rating ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #16344318 - **Address:** 39c Granville Road, LONDON, E17 9BS - **Certificate Issued:** 16/06/2024 - **Work Completed:** 01/05/2024 - **Items:** 2 window(s) ### FENSA Certificate #16768462 - **Address:** 39c Granville Road, LONDON, E17 9BS - **Certificate Issued:** 20/04/2025 - **Work Completed:** 03/04/2025 - **Items:** 3 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 39C GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £384,500 | 10/01/2025 | Semi-detached | | 39C GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £350,000 | 27/08/2015 | Flat | | 39C GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £250,000 | 01/08/2014 | Flat | | 39C GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £68,000 | 31/03/2000 | 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 | |---------|-------|------|------| | PARK COURT FLAT 34 GROSVENOR PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9PE | £470,000 | 12/12/2025 | Flat | | 80 GROUND FLOOR FLAT LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AX | £365,000 | 28/11/2025 | Flat | | 9 FLAT A FRASER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DD | £541,250 | 07/08/2025 | Flat | | FRANCES COURT, 3 FLAT 18 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LW | £200,000 | 31/03/2025 | Flat | | FRANCES COURT, 3 FLAT 18 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LW | £200,000 | 31/03/2025 | Flat | | 633 - 637 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ | £340,000 | 11/12/2024 | Flat | | 297 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BG | £403,702 | 22/11/2024 | Flat | | [Same street] 63 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £850,000 | 04/10/2024 | Terraced | | [Same street] 39B GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £343,500 | 12/07/2024 | Flat | | HANSON COURT, 5 FLAT 6 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NA | £295,000 | 25/08/2023 | Flat | | 78B CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AZ | £325,000 | 16/08/2023 | Flat | | 19A COPELAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DB | £641,250 | 17/07/2023 | Flat | | [Same street] 5 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £620,000 | 02/06/2023 | Terraced | | 16C FRASER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DD | £420,000 | 22/12/2022 | Flat | | SWELL COURT, 4 FLAT 1 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LX | £295,000 | 05/12/2022 | Flat | | 23A GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BL | £500,000 | 25/11/2022 | Flat | | 19 GROUND FLOOR FLAT GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BL | £330,000 | 17/11/2022 | Flat | | 29A CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AY | £415,000 | 24/10/2022 | Flat | | 24 ST STEPHENS CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9NT | £370,000 | 03/10/2022 | Flat | | FRANCES COURT, 3 FLAT 3 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LW | £247,500 | 30/09/2022 | Flat | | 68 ST STEPHENS CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9NU | £410,000 | 05/09/2022 | Flat | | 2A FRASER ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DD | £442,500 | 10/08/2022 | Flat | | READ COURT, 1 FLAT 15 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JX | £255,000 | 18/07/2022 | Flat | | [Same street] 25 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £710,000 | 30/06/2022 | Terraced | | [Same street] 39A GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £365,000 | 05/11/2021 | Flat | | [Same street] 23 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £987,500 | 27/09/2021 | Terraced | | [Same street] 37 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £285,000 | 03/08/2021 | Flat | | [Same street] 37 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £285,000 | 03/08/2021 | Flat | **Street average:** £555,750 (8 sales) **Area average:** £373,310 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £403,124 (192 Flat, E17, 2024–2026) - **Deviation:** -13.2% ## 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):** £1,197/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, High Road Leyton, E10 | £1,750/mo | 1 | 0.58 miles | OpenRent | **Average rent: £1,750/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.5% (weak for cashflow) - **Max investor price (0.8%):** £218,750 - **Target investor price (1%):** £175,000 *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 £1,750/mo).* - **Gross yield:** 6% - **Cost-to-rent:** 16.7× - **Monthly cashflow:** £172/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2% *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:** £7,447/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.8% - **10y growth:** 31.6% ## House Price Index (HM Land Registry) *Official index for Waltham Forest; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** 0% - **5y growth (index):** 1.1% - **10y growth (index):** 12.6% ## 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)