# 1 bedroom apartment for sale (E11 2QG) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 14, HARLEY COURT, BLAKE HALL ROAD, LONDON, WANSTEAD, GREATER LONDON E11 2QG | | Price | £275,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1967-1975 | | Floor area | 47 m² | | Last sold | £275,000 Feb 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 17/06/2036 - **Est. upgrade cost to C:** £2,400 ### Recommendations - B (£900 - £1,500) - L2 (£800 - £1,600) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2140-5026-8060-6209-8295) ## Description A spacious one bedroom apartment with leafy views throughout, on the first floor of a low-rise 1960s development in Wanstead. You've the best of both worlds here with superb transport links, amenities and natural retreats on your doorstep. Whenever you want to stretch your legs the open green space of Bush Wood, Wanstead Park and Wanstead Flats are all within a ten minute stroll, as are the rippling blue waters of The Basin, Heronry Pond and Perch Pond. It's easy to forget you're in London. IF YOU LIVED HERE You'll be enjoying the unusual architecture of your substantial lounge/diner; its corner nook inviting all manner of uses from a home bar area to a plant-laden snug and everything in between. Coming in at 250 square feet, you've a wealth of space to zone for dining and reclining, and that green view via its east-facing aspect makes it a tempting prospect. Next door and your kitchen comes with a glossy white suite of cabinets, a tiled backsplash and another verdant vista. The bedroom's a solid 100 square foot double enjoying yet more green views and a south-facing aspect. Lastly, your bathroom's home to a traditional white suite, a shower over the tub, mirrored cabinet and heated towel rail. Outside and Wanstead High Street's seven minutes' walk and hosts a collection of thriving independent cafes with any number of superb spots to catch up with friends, including the elegant environs of The Bull and former coaching inn The Cuckfield. Head west and Leytonstone High Street is just as close. Wanstead tube station is six minutes' stroll and will whisk you into central London in less than half an hour door-to-door via the Central Line. You're also just three stops away from Stratford for Westfield Stratford City shopping centre. WHAT ELSE? - For your new local we'd be remiss not to recommend the North Star on Browning Road. Something of a hidden gem, it's a vibrant, friendly pub and just ten minutes away on foot. - Drivers can be on the A12 in two minutes and on the North Circular in five. - Special occasion? Book the Aviary Garden at buzzing watering hole The Birds for parties of up to thirty people. **Lounge/ Dining Room** - 3.77m x 6.68m (12'4" x 21'10" ) - **Kitchen** - 1.80m x 2.37m (5'10" x 7'9" ) - **Bathroom** - 2.80m x 1.66m (9'2" x 5'5" ) - **Storage** - **Bedroom** - 3.91m x 2.51m (12'9" x 8'2" ) - **Storage** - A WORD FROM THE EXPERT.... "Being a country girl at heart, for me Wanstead is the perfect blend of village/city living. With excellent transport links into the city, I often meet up with friends to explore the wonders of London. But I also enjoy going for long, leafy walks with Hollow Ponds and Wanstead Park on my doorstep. I was first attracted to Wanstead by its charming High Street, lush green spaces and choice of excellent schools. Since moving here, I have discovered some new favourites — for breakfast La Bakerie, lunch at Otto and The Duke for the best roast around. There is a great sense of community here in Wanstead, with informative Facebook groups, street parties, a monthly farmers’ market and the local jumble trail. I have made many friends locally, there is a genuine community spirit here and I am proud to call Wanstead my home." KYLI CLAYTON E11 BRANCH MANAGER ## Property Photos - ![Photo](/listings/photos/124821191/1348672) - ![Photo](/listings/photos/124821191/1348673) - ![Photo](/listings/photos/124821191/1348674) - ![Photo](/listings/photos/124821191/1348675) - ![Photo](/listings/photos/124821191/1348676) - ![Photo](/listings/photos/124821191/1348677) - ![Photo](/listings/photos/124821191/1348681) - ![Photo](/listings/photos/124821191/1348688) - ![Photo](/listings/photos/124821191/1348694) - ![Photo](/listings/photos/124821191/1348695) - ![Photo](/listings/photos/124821191/1348696) - ![Photo](/listings/photos/124821191/1348697) ## Floorplans - ![Floorplan.jpg](/listings/photos/124821191/1348698) - Floorplan.jpg ## EPC Graphs - ![EE Rating](/listings/photos/124821191/1348699) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HARLEY COURT FLAT 14 BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QG | £275,000 | 16/02/2023 | 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 | |---------|-------|------|------| | ENNERDALE COURT, 57 FLAT 23 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £205,000 | 12/12/2025 | Flat | | 25 FIRST FLOOR FLAT LONSDALE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PH | £437,500 | 27/01/2025 | Flat | | OAK LODGE, 56 FLAT 30 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £170,000 | 04/10/2023 | Flat | | ENNERDALE COURT, 57 FLAT 22 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £165,000 | 04/08/2023 | Flat | | ENNERDALE COURT, 57 FLAT 9 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £157,500 | 30/06/2023 | Flat | | ENNERDALE COURT, 57 FLAT 48 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £217,000 | 01/03/2023 | Flat | | OAK LODGE, 56 FLAT 4 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £170,000 | 22/12/2022 | Flat | | OAK LODGE, 56 FLAT 16 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £155,000 | 21/12/2022 | Flat | | ENNERDALE COURT, 57 FLAT 7 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £225,000 | 20/12/2022 | Flat | | 37 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PL | £333,000 | 19/12/2022 | Flat | | 18 FLAT D CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PN | £260,000 | 19/12/2022 | Flat | | REED MANSIONS FLAT 5 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PX | £462,000 | 24/11/2022 | Flat | | OAK LODGE, 56 FLAT 31 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £135,000 | 18/11/2022 | Flat | | NADIR COURT FLAT 11 BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QE | £375,000 | 18/10/2022 | Flat | | 11 FLAT 3 SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF | £290,000 | 17/10/2022 | Flat | | 15 - 17 FLAT 7 BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QQ | £425,660 | 07/10/2022 | Flat | | ENNERDALE COURT, 57 FLAT 3 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2UA | £245,000 | 28/09/2022 | Flat | | OAK LODGE, 56 FLAT 2 CAMBRIDGE ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2PS | £182,500 | 01/09/2022 | Flat | | 8A SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF | £565,000 | 18/08/2022 | Flat | | 11A SELSDON ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QF | £365,000 | 29/07/2022 | Flat | | [Same street] HARLEY COURT BLAKE HALL ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2QG | £1,000,000 | 10/09/2021 | Other | **Street average:** £1,000,000 (1 sale) **Area average:** £277,008 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £402,235 (69 Flat, E11, 2024–2026) - **Deviation:** -31.6% ## Rental Range *ONS Price Index of Private Rents (Redbridge). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,553/mo - **Realistic:** £1,725/mo - **Optimistic:** £1,898/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, Holly Road, E11 | £3,050/mo | 1 | 0.26 miles | OpenRent | | 1 Bed Flat, High Road Leytonstone, E11 | £1,400/mo | 1 | 0.73 miles | OpenRent | | 1 Bed Flat, High Road Leytonstone, E11 | £1,500/mo | 1 | 0.8 miles | OpenRent | **Average rent: £1,983/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.55% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *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 £1,500/mo).* - **Gross yield:** 6.5% - **Cost-to-rent:** 15.3× - **Monthly cashflow:** £242/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3.6% *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:** £5,851/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 2.9% - **10y growth:** 16% ## House Price Index (HM Land Registry) *Official index for Redbridge; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -0.2% - **5y growth (index):** 5.4% - **10y growth (index):** 18.7% ## 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)