Sold STC Terraced

25 GRANVILLE ROAD

LONDON, WALTHAMSTOW, GREATER LONDON E17 9BS

3 beds 1 baths 1,098 sq ft Listed 23 Sep 2021 (-1724d)

£725,000

Offers in Region of

Reduced on 22 Nov 2021

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# 3 bedroom terraced house for sale (E17 9BS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 GRANVILLE ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 9BS |
| Price | £725,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 102 m² |
| Last sold | £710,000 Jun 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 17/04/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,002/year
- **Est. upgrade cost to C:** £29,545

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- E (£45)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9488-5080-6224-9372-9974)

## Description

PROJECT PROPERTY WITH GREAT POTENTIAL: A rare chance to acquire this Victorian home within striking distance of Walthamstow Village.

This three bedroom house offers a wonderful opportunity for a buyer to add their own flair and identity to the property. This property benefits from the generous proportions associated with properties of this era, including lovely high ceilings and spacious rooms, giving an excellent sense of space. Spread over Three floors there is no shortage of living space. There is a cellar of a good size, great for extra storage and can also be converted to be used more regularly subject to planning.

On the ground floor you will find Two receptions and a dining room which leads into a kitchen. Plenty of space to entertain guests. The first floor has Two double bedrooms, a smaller bedroom and a family bathroom. There is also potential to extend into the loft to add further rooms, ideal for a growing family.

The Location

Granville Road is well located on the Village borders. Within a short walk to the heart of Walthamstow Village, Walthamstow Central station and Walthamstow Market.  Close by there are also many shops, public houses and restaurants. The A12, A406 and M11 are easily accessible by car.

To be sold chain free. Please call for further information or to arrange a viewing.

## Property Photos

- ![Picture No. 01](/listings/photos/113909210/635348) - Picture No. 01
- ![Picture No. 14](/listings/photos/113909210/635349) - Picture No. 14
- ![Picture No. 03](/listings/photos/113909210/635350) - Picture No. 03
- ![Picture No. 15](/listings/photos/113909210/635364) - Picture No. 15
- ![Picture No. 02](/listings/photos/113909210/635366) - Picture No. 02
- ![Picture No. 04](/listings/photos/113909210/635367) - Picture No. 04
- ![Picture No. 05](/listings/photos/113909210/635372) - Picture No. 05
- ![Picture No. 06](/listings/photos/113909210/635379) - Picture No. 06
- ![Picture No. 07](/listings/photos/113909210/635382) - Picture No. 07
- ![Picture No. 08](/listings/photos/113909210/635389) - Picture No. 08
- ![Picture No. 09](/listings/photos/113909210/635393) - Picture No. 09
- ![Picture No. 10](/listings/photos/113909210/635396) - Picture No. 10
- ![Picture No. 11](/listings/photos/113909210/635411) - Picture No. 11
- ![Picture No. 12](/listings/photos/113909210/635415) - Picture No. 12
- ![Picture No. 13](/listings/photos/113909210/635418) - Picture No. 13

## Floorplans

- ![Floorplan](/listings/photos/113909210/635422) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/113909210/635433) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £710,000 | 30/06/2022 | Terraced |
| 25 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £185,000 | 21/08/2001 | Terraced |
| 25 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £136,000 | 17/12/1999 | 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 |
|---------|-------|------|------|
| 59 CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AY | £1,120,000 | 24/10/2025 | Terraced |
| 39A GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BL | £200,000 | 01/09/2025 | Terraced |
| 67 PENDLESTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BH | £740,000 | 28/03/2025 | Terraced |
| 8 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AX | £620,000 | 17/01/2025 | Terraced |
| [Same street] 39C GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £384,500 | 10/01/2025 | Semi-detached |
| [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 |
| 52 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BT | £330,000 | 27/11/2023 | Terraced |
| 14 PENDLESTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BH | £1,193,534 | 09/10/2023 | Terraced |
| 12 POPLARS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AT | £598,000 | 29/09/2023 | Terraced |
| 353A HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AP | £600,000 | 06/09/2023 | Terraced |
| 30 CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AZ | £325,000 | 08/08/2023 | Terraced |
| [Same street] 5 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £620,000 | 02/06/2023 | Terraced |
| 85 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AU | £878,380 | 12/05/2023 | Terraced |
| 32 CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AZ | £400,000 | 16/11/2022 | Terraced |
| 32 CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AZ | £450,000 | 16/11/2022 | Terraced |
| 60 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AX | £250,000 | 04/11/2022 | Terraced |
| 63 PEMBROKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BB | £910,000 | 27/10/2022 | Terraced |
| 63 PENDLESTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BH | £840,000 | 29/09/2022 | Terraced |
| 71 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AU | £610,000 | 24/08/2022 | Terraced |
| 13 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NL | £805,000 | 15/08/2022 | Terraced |
| 17 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AU | £820,000 | 28/07/2022 | Terraced |
| 27 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BL | £1,000,000 | 25/07/2022 | Terraced |
| 65 PEMBROKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BB | £860,000 | 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:** £515,063 (8 sales)
**Area average:** £677,496 (20 sales)

## Price vs local average

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

- **Local average:** £698,779 (123 Terraced, E17, 2024–2026)
- **Deviation:** +3.8%

## 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):** £1,670/mo

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £219,750
- **Target investor price (1%):** £175,800

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £7,108/m²

## 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)

Picture No. 01 Picture No. 14 Picture No. 03 Picture No. 15 Picture No. 02 Picture No. 04 Picture No. 05 Picture No. 06 Picture No. 07 Picture No. 08 Picture No. 09 Picture No. 10 Picture No. 11 Picture No. 12 Picture No. 13

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Property details

Tenure

FREEHOLD

Floor area

102 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£710,000 Jun 2022

Price per m²

£7,108/m²

Local average

£698,779 (+3.8%)

Deprivation

Decile 4 (12,903 of 33,755)

Street crime

984 incidents within 1 mile (Apr 2026)

Key features

Chain Free
Three Bedrooms
Village Borders
Project property
Cellar
Close to Shops
Close to Good Schools
South Facing Garden

Additional details

Garden: Yes

Description

PROJECT PROPERTY WITH GREAT POTENTIAL: A rare chance to acquire this Victorian home within striking distance of Walthamstow Village.

This three bedroom house offers a wonderful opportunity for a buyer to add their own flair and identity to the property. This property benefits from the generous proportions associated with properties of this era, including lovely high ceilings and spacious rooms, giving an excellent sense of space. Spread over Three floors there is no shortage of living space. There is a cellar of a good size, great for extra storage and can also be converted to be used more regularly subject to planning.

On the ground floor you will find Two receptions and a dining room which leads into a kitchen. Plenty of space to entertain guests. The first floor has Two double bedrooms, a smaller bedroom and a family bathroom. There is also potential to extend into the loft to add further rooms, ideal for a growing family.

The Location

Granville Road is well located on the Village borders. Within a short walk to the heart of Walthamstow Village, Walthamstow Central station and Walthamstow Market. Close by there are also many shops, public houses and restaurants. The A12, A406 and M11 are easily accessible by car.

To be sold chain free. Please call for further information or to arrange a viewing.

Listed by

Walthamstow

Leaders and Romans Group

Reference: 113909210

EPC Rating & Upgrade Cost

This certificate expired on 17/04/2022. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: C

Inspection date: 18/04/2012

Expiry date: 17/04/2022 (expired)

Current heating cost: £1,002/year

Potential heating cost: £576/year

Est. upgrade cost to C: £29,545

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£45)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

422% since 1999

Event	Date	Price	% change
Sold	30/06/2022 (3 years ago)	£710,000	+283.8%
Sold	21/08/2001 (24 years ago)	£185,000	+36%
Sold	17/12/1999 (26 years ago)	£136,000	—

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
59 CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AY	£1,120,000	24/10/2025	Terraced
39A GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BL	£200,000	01/09/2025	Terraced
67 PENDLESTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BH	£740,000	28/03/2025	Terraced
8 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AX	£620,000	17/01/2025	Terraced
Same street 39C GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS	£384,500	10/01/2025	Semi-detached
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
52 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BT	£330,000	27/11/2023	Terraced
14 PENDLESTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BH	£1,193,534	09/10/2023	Terraced
12 POPLARS ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AT	£598,000	29/09/2023	Terraced
353A HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AP	£600,000	06/09/2023	Terraced
30 CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AZ	£325,000	08/08/2023	Terraced
Same street 5 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS	£620,000	02/06/2023	Terraced
85 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AU	£878,380	12/05/2023	Terraced
32 CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AZ	£400,000	16/11/2022	Terraced
32 CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AZ	£450,000	16/11/2022	Terraced
60 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AX	£250,000	04/11/2022	Terraced
63 PEMBROKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BB	£910,000	27/10/2022	Terraced
63 PENDLESTONE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BH	£840,000	29/09/2022	Terraced
71 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AU	£610,000	24/08/2022	Terraced
13 BOUNDARY ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NL	£805,000	15/08/2022	Terraced
17 LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AU	£820,000	28/07/2022	Terraced
27 GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BL	£1,000,000	25/07/2022	Terraced
65 PEMBROKE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BB	£860,000	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: £515,063 (8 sales)

Area average: £677,496 (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: £1,670/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View E17 9BS

Nearby

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

Type	Name	Distance
Bus stop	Grove Road	0.1 miles
Shop	The E17 Cobbler	0.1 miles
Shop	Michael's Hairstyles	0.1 miles
Bus stop	Bakers Avenue	0.1 miles
Train station	Walthamstow Central	0.4 miles
Train station	Walthamstow Queen's Road	0.5 miles
University	Arden University Stratford Campus	2.4 miles
Hospital	Rainbow Ward	4.3 miles
Hospital	A&E Department	4.3 miles
University	University of Wales Trinity Saint David London	4.6 miles

Street-level crime

Category	Count
Violence and sexual offences	243
Anti-social behaviour	237
Other theft	85
Vehicle crime	77
Drugs	61
Criminal damage and arson	58
Theft from the person	49
Burglary	46
Public order	44
Shoplifting	34
Robbery	24
Possession of weapons	10
Bicycle theft	9
Other crime	7
Total incidents	984

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
Belmont Park School	Other	0.3 miles	Good — 3 Oct 2014
Thomas Gamuel Primary School	Primary	0.4 miles	Good — 15 Nov 2016
Edinburgh Primary School	Primary	0.4 miles	Good — 11 Nov 2018
Church Hill Nursery School	Nursery	0.5 miles	Outstanding — 11 Sep 2012
Henry Maynard Primary School	Primary	0.5 miles	Good — 14 Nov 2023

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.24%

Max investor price (0.8%) £219,750

Target investor price (1%) £175,800

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).