Sold Retail Property (high street)

272 HIGH ROAD LEYTONSTONE

LONDON, LONDON, GREATER LONDON E11 3HS

Listed 19 May 2015 (-4056d)

£917 pcm

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# High street retail property to lease (E11 3HS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 272 HIGH ROAD LEYTONSTONE, LONDON, LONDON, GREATER LONDON E11 3HS |
| Price | £917 pcm |
| Last sold | £250,000 Feb 2007 |

## Description

**Location:**

Situated on the eastside of High Road Leytonstone and close to its junction with Ranelagh Road, in a busy retail and residential area. Nearby occupiers include independent retailers and take-away's along High Road Leytonstone which is a busy thoroughfare connecting to Stratford in the South and the Green Man/A12 junction in the north. Both Leytonstone High Road Network Rail Station and Maryland Station are approximately of equal distance and numerous bus routes serve the A106 High Road Leytonstone leading through Leytonstone Road into Stratford.

**Description:**

An extended lock up shop. The property has been refurbished and suitably located to suit a variety of businesses. The shop is of a regular shape and offers the following accommodation: - Main Retail: 264.79 sq ft/ 24.6m2 - Rear Office (1): 153.38 sq ft/ 14.25 m2 - Rear Office (2): 68.88 sq ft/ 6.4 m2 (includes plumbed in sink and access to WC) - Rear Office (3): 171.79 sq ft/ 15.96 m2 (includes tea point with access to WC)

## Property Photos

- ![Exterior](/listings/photos/50004292/738636) - Exterior

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 272 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £250,000 | 28/02/2007 | 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 |
|---------|-------|------|------|
| [Same street] 328A - 328B HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £235,000 | 27/11/2025 | Other |
| [Same street] 306 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £377,000 | 11/10/2024 | Flat |
| 174A HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU | £495,000 | 18/11/2022 | Other |
| ALFRED APARTMENTS, 33 19 UNION CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4GU | £3,712,362 | 24/01/2022 | Other |
| 190 - 192 GROUND FLOOR SHOP HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU | £400,000 | 14/01/2022 | Other |
| 200 UPPER MEZZANINE FLAT HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU | £315,840 | 06/09/2021 | Other |
| 200 FLAT 1 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU | £178,000 | 06/08/2021 | Other |
| [Same street] 294 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS | £327,500 | 16/07/2021 | Flat |

**Street average:** £313,167 (3 sales)
**Area average:** £1,020,240 (5 sales)

## Price vs local average

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

- **Local average:** £1,880,100 (5 Other, E11, 2024–2026)
- **Deviation:** -100%

## 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 Outer East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, South Birkbeck Road, E11 | £2,250/mo | 3 | 0.14 miles | OpenRent |
| 1 Bed Flat, High Road Leytonstone, E11 | £1,650/mo | 1 | 0.17 miles | OpenRent |
| 3 Bed Terraced House, Cheneys Road, E11 | £3,930/mo | 3 | 0.18 miles | OpenRent |
| 1 Bed Flat, High Road Leytonstone, E11 | £1,500/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, High Road Leytonstone, E11 | £1,500/mo | 1 | 0.19 miles | OpenRent |
| 2 Bed Flat, High Road Leytonstone, E11 | £1,800/mo | 2 | 0.2 miles | OpenRent |
| Studio Flat, High Road Leytonstone, E11 | £1,100/mo | 1 | 0.21 miles | OpenRent |
| 2 Bed Flat, Borthwick Road, E15 | £2,050/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Crownfield Road, E15 | £2,350/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Crownfield Road, E15 | £2,350/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Arundel Close, E15 | £2,250/mo | 2 | 0.29 miles | OpenRent |
| 4 Bed Semi-Detached House, Calderon Road, E11 | £2,500/mo | 4 | 0.35 miles | OpenRent |

**Average rent: £2,103/mo (12 listings)**

## 1% Rule

- **Rent ratio:** 234.46% (strong)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 2813.5%
- **Monthly cashflow:** £1,906/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8602.5%

*Gross yield = annual rent as % of price (no costs). 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).*

## Capital growth trend

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

- **5y growth:** 582.9%
- **10y growth:** 1594.7%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; All dwelling types series; as of March 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 8.7%
- **10y growth (index):** 24.5%

## 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)

Exterior

/ 1

Property details

Last sold

£250,000 Feb 2007

Local average

£1,880,100 (-100%)

Deprivation

Decile 4 (10,531 of 33,755)

Street crime

1141 incidents within 1 mile (Apr 2026)

Key features

Popular local parade and available on a "low" rent
Fronts busy main road - parking available on local roads
Is approx equal distance between Maryland Point and Leytonstone High Road Stations
Suitable for variety of uses subject to planning consent

Additional details

Parking: Yes

Description

Location:

Situated on the eastside of High Road Leytonstone and close to its junction with Ranelagh Road, in a busy retail and residential area. Nearby occupiers include independent retailers and take-away's along High Road Leytonstone which is a busy thoroughfare connecting to Stratford in the South and the Green Man/A12 junction in the north. Both Leytonstone High Road Network Rail Station and Maryland Station are approximately of equal distance and numerous bus routes serve the A106 High Road Leytonstone leading through Leytonstone Road into Stratford.

Description:

An extended lock up shop. The property has been refurbished and suitably located to suit a variety of businesses. The shop is of a regular shape and offers the following accommodation: - Main Retail: 264.79 sq ft/ 24.6m2 - Rear Office (1): 153.38 sq ft/ 14.25 m2 - Rear Office (2): 68.88 sq ft/ 6.4 m2 (includes plumbed in sink and access to WC) - Rear Office (3): 171.79 sq ft/ 15.96 m2 (includes tea point with access to WC)

Listed by

London

Dobbin & Sullivan

Reference: 50004292

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	28/02/2007 (19 years ago)	£250,000	—

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
Same street 328A - 328B HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS	£235,000	27/11/2025	Other
Same street 306 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS	£377,000	11/10/2024	Flat
174A HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU	£495,000	18/11/2022	Other
ALFRED APARTMENTS, 33 19 UNION CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 4GU	£3,712,362	24/01/2022	Other
190 - 192 GROUND FLOOR SHOP HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU	£400,000	14/01/2022	Other
200 UPPER MEZZANINE FLAT HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU	£315,840	06/09/2021	Other
200 FLAT 1 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HU	£178,000	06/08/2021	Other
Same street 294 HIGH ROAD LEYTONSTONE, LONDON, WALTHAM FOREST, GREATER LONDON, E11 3HS	£327,500	16/07/2021	Flat

Street average: £313,167 (3 sales)

Area average: £1,020,240 (5 sales)

Capital growth trend

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

5y growth 582.9%

10y growth 1594.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Waltham Forest. Series: All dwelling types. As of March 2026.

1y (index) 3.2%

5y (index) 8.7%

10y (index) 24.5%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: PHLEX INVESTMENTS LIMITED (4163571)

Rental Range

Estimated market rent for Waltham Forest. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,587/mo

Realistic £1,763/mo

Optimistic £1,939/mo

Based on Local Authority from postcode lookup → Waltham Forest.

LHA (30th percentile) floor for Outer East London: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View E11 3HS

Nearby

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

Type	Name	Distance
Shop	Gospodina Magazin Românesc	0.0 miles
Bus stop	Ranelagh Road	0.0 miles
Shop	Barber Shop	0.1 miles
Bus stop	Harrow Green	0.1 miles
Train station	Leyton	0.5 miles
Train station	Leytonstone High Road	0.5 miles
University	University of East London	0.9 miles
University	Arden University Stratford Campus	1.2 miles
Hospital	Rainbow Ward	2.6 miles
Hospital	A&E Department	2.6 miles

Street-level crime

Category	Count
Anti-social behaviour	302
Violence and sexual offences	234
Shoplifting	121
Other theft	91
Vehicle crime	76
Theft from the person	59
Public order	58
Burglary	55
Drugs	46
Criminal damage and arson	45
Robbery	20
Possession of weapons	17
Other crime	9
Bicycle theft	8
Total incidents	1141

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
The Jenny Hammond Primary School	Primary	0.1 miles	Good — 23 Apr 2012
Downsell Primary School	Primary	0.2 miles	Good — 29 Jan 2024
Mayville Primary School	Primary	0.3 miles	Good — 12 Jun 2024
Acacia Nursery	Nursery	0.4 miles	Outstanding — 24 Jul 2023
Buxton School	Other	0.4 miles	Good — 12 Dec 2017

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Flat, South Birkbeck Road, E11	£2,250/mo	3	0.14 miles	OpenRent
1 Bed Flat, High Road Leytonstone, E11	£1,650/mo	1	0.17 miles	OpenRent
3 Bed Terraced House, Cheneys Road, E11	£3,930/mo	3	0.18 miles	OpenRent
1 Bed Flat, High Road Leytonstone, E11	£1,500/mo	1	0.19 miles	OpenRent
1 Bed Flat, High Road Leytonstone, E11	£1,500/mo	1	0.19 miles	OpenRent
2 Bed Flat, High Road Leytonstone, E11	£1,800/mo	2	0.2 miles	OpenRent
Studio Flat, High Road Leytonstone, E11	£1,100/mo	1	0.21 miles	OpenRent
2 Bed Flat, Borthwick Road, E15	£2,050/mo	2	0.24 miles	OpenRent
2 Bed Flat, Crownfield Road, E15	£2,350/mo	2	0.25 miles	OpenRent
2 Bed Flat, Crownfield Road, E15	£2,350/mo	2	0.25 miles	OpenRent
2 Bed Flat, Arundel Close, E15	£2,250/mo	2	0.29 miles	OpenRent
4 Bed Semi-Detached House, Calderon Road, E11	£2,500/mo	4	0.35 miles	OpenRent

Average rent: £2,103/mo (12 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.8% gross yield avg £313,167 sale, £1,510/mo rent

Rent ratio 234.46%

Max investor price (0.8%) £268,750

Target investor price (1%) £215,000

Gross yield 2813.5%

Monthly cashflow £1,906/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8602.5%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).
Cashflow — Rent minus 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).