# 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)