# 3 bedroom terraced house for sale (E17 9BS) ## Property Details | Key | Value | |-----|-------| | Address | 61 GRANVILLE ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 9BS | | Price | £760,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Construction age | England and Wales: 1900-1929 | | Floor area | 140 m² | | Last sold | £796,000 Jun 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Current heating cost:** £960/year - **Est. upgrade cost to C:** £23,550 ### Recommendations - Q (£4,000 - £14,000) - D (£80 - £120) - E (£50) - G (£350 - £450) - I (£2,200 - £3,000) - O (£3,300 - £6,500) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8208-6478-7029-5606-3763) ## Description This is an exceptional family home, absolutely bursting with period features, balanced with modern touches, and all beautifully presented by the current homeowners. You could be forgiven for thinking this is a very typical three bedroomed mid-terrace home, but that pretty facade not only hides a great layout, but absolutely oodles of space. Inside the two living rooms are knocked through into a large open plan space- a great family room with charming detailing such as the feature fireplace and original window shutters (on the lovely original sash windows!). You might expect this to be pretty much it, in terms of ground floor entertaining space- however a large extension at the rear has created a huge kitchen/diner/snug area- cleverly zoned so that the space can be used in a multitude of ways. Perfect for convivial gatherings, the layout is very sociable- how about retiring to sit around the cosy woodburner after a lazy Sunday lunch - or drifting into the garden for post-dinner drinks on a hazy summer evening? It’s got huge amounts of storage and a proper farmhouse style range too. At the rear of the garden is a roomy, purpose-built modern garden studio which could be a perfect work-at-home space, artist studio or simply a retreat from the world! The upstairs rooms are set across a further two floors, with the master bedroom, a second smaller bedroom and family bathroom found on the middle floor , and a lovely bedroom suite (with ensuite bathroom and Juliet balcony ) on the top floor. The family bathroom on the middle floor is bright and airy & like the rest of the house, a mix of contemporary, with period detailing. This room’s got clever built-in storage too- often overlooked in bathrooms. Located in Walthamstows much sought-after ‘village’ this lovely home is within easy reach of both the village bars, restaurants and independent shops, and the more ‘High Street’ shops, facilities and transport links of Walthamstow Central. **Family/ Dinning Room** - 5.9m x 4.3m (19'4" x 14'1") - **Through Lounge** - 3.6m x 2.9m (11'9" x 9'6") - **Trough Lounge** - 4.4m x 3.6m (14'5" x 11'9") - **Kitchen** - 4.6m x 3.8m (15'1" x 12'5") - **Bathroom** - 3.0m x 2.7m (9'10" x 8'10") - **Studio/ Study** - 4.1m x 2.8m (13'5" x 9'2") - **Bedroom** - 3.7m x 2.9m (12'1" x 9'6") - **Bedroom** - 4.6m x 3.9m (15'1" x 12'9") - **Bedroom** - 5.3m x 2.6m (17'4" x 8'6") - **Garden** - 10.50m (34'5") - A WORD FROM THE OWNER..... 'We are going to miss our lovely family home in Walthamstow, from the minute we walked in, it just felt right, but its time to move on, to our little house in the Irish mountains! The things we love here are our fantastic neighbours, who feed our cats, (when we are away on holiday) and put up with our bees (even when they swarm into their garden). There is Walthamstow market, which is one of the longest markets in England! There are also very good farmers markets. If you love a Sunday morning stroll or run then you have the Marshes and Epping Forest right on your doorstep. You can work up an appetite, then head to off to one of the many great pubs and restaurants that Walthamstow has to offer. When we moved here from Hackney, our children who were then teenagers, were some what reluctant to make the move. However, they soon discovered that there were a wealth of hidden delights here to keep them busy! The Art scene with such things as the E17 Arts Trail, literary festivals, live music and thought provoking theatre, such as the, Walthamstow Mysteries. Also with the great transport links they were in easy reach of all their friends, There are trains and buses galore, the Victoria line at Walthamstow Central and two Overground lines. The house has proved to be a great place to run our photographic business from with plenty of space for shoots even though the garden room we original bought for an office was commandeered by our son for his own living space and music studio. The house has proved to be a great space for entertaining with its sunny garden for family BBQs and large indoor space which has proved perfect for significant birthday celebrations as well as countless dinner parties with family and friends. Granville Road is a very friendly road and has annual street party we will look back on our time here with great fondness!' ## Property Photos - ![External](/listings/photos/54666580/635525) - External - ![External](/listings/photos/54666580/635526) - External - ![Lounge](/listings/photos/54666580/635531) - Lounge - ![Lounge](/listings/photos/54666580/635534) - Lounge - ![Lounge](/listings/photos/54666580/635540) - Lounge - ![Lounge](/listings/photos/54666580/635543) - Lounge - ![Lounge](/listings/photos/54666580/635547) - Lounge - ![Lounge](/listings/photos/54666580/635549) - Lounge - ![Lounge](/listings/photos/54666580/635553) - Lounge - ![Lounge](/listings/photos/54666580/635556) - Lounge - ![Lounge](/listings/photos/54666580/635559) - Lounge - ![Lounge](/listings/photos/54666580/635565) - Lounge - ![Hall](/listings/photos/54666580/635569) - Hall - ![Kitchen](/listings/photos/54666580/635575) - Kitchen - ![kitchen](/listings/photos/54666580/635577) - kitchen - ![Kitchen](/listings/photos/54666580/635581) - Kitchen - ![Kitchen](/listings/photos/54666580/635584) - Kitchen - ![Kitchen](/listings/photos/54666580/635590) - Kitchen - ![Family room](/listings/photos/54666580/635595) - Family room - ![Family room](/listings/photos/54666580/635601) - Family room - ![Family room](/listings/photos/54666580/635608) - Family room - ![Family room](/listings/photos/54666580/635612) - Family room - ![Family room](/listings/photos/54666580/635618) - Family room - ![Family room](/listings/photos/54666580/635621) - Family room - ![Garden](/listings/photos/54666580/635626) - Garden - ![Garden](/listings/photos/54666580/635630) - Garden - ![Garden](/listings/photos/54666580/635632) - Garden - ![Garden](/listings/photos/54666580/635634) - Garden - ![Out building](/listings/photos/54666580/635645) - Out building - ![Out building](/listings/photos/54666580/635652) - Out building - ![Garden](/listings/photos/54666580/635655) - Garden - ![Bathroom](/listings/photos/54666580/635658) - Bathroom - ![Bathroom](/listings/photos/54666580/635663) - Bathroom - ![Bathroom](/listings/photos/54666580/635666) - Bathroom - ![Bathroom](/listings/photos/54666580/635670) - Bathroom - ![Bathroom](/listings/photos/54666580/635678) - Bathroom - ![Bathroom](/listings/photos/54666580/635686) - Bathroom - ![Bathroom](/listings/photos/54666580/635691) - Bathroom - ![Bathroom](/listings/photos/54666580/635697) - Bathroom - ![Bedroom](/listings/photos/54666580/635702) - Bedroom - ![Bedroom](/listings/photos/54666580/635708) - Bedroom - ![Bedroom](/listings/photos/54666580/635712) - Bedroom - ![Bedroom](/listings/photos/54666580/635715) - Bedroom - ![Bedroom](/listings/photos/54666580/635722) - Bedroom - ![Bedroom](/listings/photos/54666580/635726) - Bedroom - ![Bedroom](/listings/photos/54666580/635730) - Bedroom - ![Bedroom](/listings/photos/54666580/635731) - Bedroom - ![Shower room](/listings/photos/54666580/635735) - Shower room - ![Shower room](/listings/photos/54666580/635737) - Shower room - ![External](/listings/photos/54666580/635738) - External ## Floorplans - ![Floorpan](/listings/photos/54666580/635741) - Floorpan ## EPC Graphs - ![EE Rating](/listings/photos/54666580/635744) - EE Rating - ![EI Rating](/listings/photos/54666580/635747) - EI Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 61 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £796,000 | 22/06/2016 | Terraced | | 61 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £275,000 | 06/05/2011 | Terraced | | 61 GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £150,000 | 04/06/2001 | 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 | | 111 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £1,000,000 | 26/03/2025 | 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 | | 161 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £650,000 | 10/11/2023 | 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 | | 131 BELGRAVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8QF | £949,000 | 20/12/2022 | 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 | | [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:** £536,722 (9 sales) **Area average:** £673,446 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £698,779 (123 Terraced, E17, 2024–2026) - **Deviation:** +8.8% ## 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:** 0.23% (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:** £5,429/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 16.8% - **10y growth:** 35% ## 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)