# 4 bedroom terraced house for sale (E11 2BZ) ## Property Details | Key | Value | |-----|-------| | Address | 25 LORNE GARDENS, LONDON, GREATER LONDON E11 2BZ | | Price | £850,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Last sold | £855,000 Jun 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 12/02/2036 - **Current heating cost:** £908/year - **Est. upgrade cost to C:** £28,600 ### Recommendations - Q (£7,500 - £11,000) - W1 (£5,000 - £10,000) - I (£2,200 - £3,500) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4711-5216-5002-0292-2506) ## Description The ground floor comprises a welcoming entrance hall leading to a comfortable living room to the front. To the rear is an impressive open-plan kitchen/dining room, providing excellent space for everyday living and entertaining, with ample room for dining furniture and direct access to the rear of the property. On the first floor, there are three bedrooms, alongside a family bathroom. Stairs rise to the second floor, which is dedicated to a generous principal bedroom benefitting from built-in storage and a private en-suite shower room. The accommodation is well balanced across all floors, with good room sizes and natural light throughout, making this an ideal long-term home for families or professionals seeking flexible space. Location Living in Wanstead offers a perfect balance of suburban peace and city convenience. This picturesque area of East London is known for its tree-lined streets, charming Victorian and Edwardian homes, and an abundance of green spaces including Wanstead Park and Epping Forest. The area has a welcoming, village-like atmosphere, centred around a vibrant high street with independent shops, cafés and restaurants. The property is well positioned for highly regarded local schools, including Wanstead High School and Nightingale Primary School, making it particularly appealing to families. With Wanstead Central Line station located in the heart of the town, commuting into central London is quick and convenient. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/88667961/2515194) - ![Photo](/listings/photos/88667961/2515196) - ![Photo](/listings/photos/88667961/2515197) - ![Photo](/listings/photos/88667961/2515202) - ![Photo](/listings/photos/88667961/2515203) - ![Photo](/listings/photos/88667961/2515209) - ![Photo](/listings/photos/88667961/2515211) - ![Photo](/listings/photos/88667961/2515212) - ![Photo](/listings/photos/88667961/2515213) - ![Photo](/listings/photos/88667961/2515219) - ![Photo](/listings/photos/88667961/2515221) - ![Photo](/listings/photos/88667961/2515223) - ![Photo](/listings/photos/88667961/2515224) - ![Photo](/listings/photos/88667961/2515229) - ![Photo](/listings/photos/88667961/2515232) - ![Photo](/listings/photos/88667961/2515235) - ![Photo](/listings/photos/88667961/2515236) - ![Photo](/listings/photos/88667961/2515238) - ![Photo](/listings/photos/88667961/2515239) - ![Photo](/listings/photos/88667961/2515243) - ![Photo](/listings/photos/88667961/2515244) - ![Photo](/listings/photos/88667961/2515246) - ![Photo](/listings/photos/88667961/2515247) ## Floorplans - ![Floorplan 1](/listings/photos/88667961/2515248) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 25 LORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E11 2BZ | £855,000 | 26/06/2026 | Terraced | | 25 LORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E11 2BZ | £380,000 | 24/03/2010 | 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 | |---------|-------|------|------| | 51 ELMCROFT AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2BN | £810,000 | 22/12/2025 | Terraced | | 8 COLVIN GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E11 2DD | £1,250,000 | 30/09/2025 | Terraced | | 93 CRANBOURNE AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2BJ | £1,040,000 | 14/08/2025 | Terraced | | [Same street] 1A LORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E11 2BZ | £300,000 | 12/07/2024 | Semi-detached | | 24 GLOUCESTER ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2ED | £1,045,000 | 01/11/2023 | Terraced | | 15 LONGCOURT MEWS, LONDON, REDBRIDGE, GREATER LONDON, E11 2BE | £532,500 | 23/08/2023 | Terraced | | 3 MERINO CLOSE, LONDON, REDBRIDGE, GREATER LONDON, E11 2EJ | £650,000 | 06/01/2023 | Terraced | | 38 ELMCROFT AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2BL | £898,000 | 06/12/2022 | Terraced | | 60 RODNEY ROAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2DE | £980,000 | 11/11/2022 | Terraced | | 32 ELMCROFT AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2BL | £1,150,000 | 20/10/2022 | Terraced | | 61 CRANBOURNE AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2BJ | £965,000 | 06/10/2022 | Terraced | | 89 ELMCROFT AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2BN | £978,000 | 29/09/2022 | Terraced | | 25 COLVIN GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E11 2DD | £875,000 | 01/09/2022 | Terraced | | 10 BUCKINGHAM ROAD, WANSTEAD, LONDON, REDBRIDGE, GREATER LONDON, E11 2EB | £1,067,500 | 17/08/2022 | Terraced | | [Same street] 7 LORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E11 2BZ | £915,000 | 15/07/2022 | Terraced | | [Same street] 1 LORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E11 2BZ | £850,000 | 07/07/2022 | Semi-detached | | 56 ELMCROFT AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2BL | £1,150,000 | 24/06/2022 | Terraced | | [Same street] 48 LORNE GARDENS, LONDON, REDBRIDGE, GREATER LONDON, E11 2BZ | £920,000 | 27/05/2022 | Semi-detached | | 112 ELMCROFT AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2DB | £625,000 | 30/03/2022 | Terraced | | 3 ELDERFIELD WALK, LONDON, REDBRIDGE, GREATER LONDON, E11 2DT | £866,000 | 09/03/2022 | Terraced | | 63 CRANBOURNE AVENUE, LONDON, REDBRIDGE, GREATER LONDON, E11 2BJ | £1,100,123 | 22/11/2021 | Terraced | **Street average:** £746,250 (4 sales) **Area average:** £940,125 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £804,848 (77 Terraced, E11, 2024–2026) - **Deviation:** +5.6% ## Rental Range *ONS Price Index of Private Rents (Redbridge). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,553/mo - **Realistic:** £1,726/mo - **Optimistic:** £1,899/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,795/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 | |------|------|------|------|------| | 4 Bed Semi-Detached House, Fernhall Drive, IG4 | £2,800/mo | 4 | 0.61 miles | OpenRent | **Average rent: £2,800/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £350,000 - **Target investor price (1%):** £280,000 *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 £2,800/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 25.3× - **Monthly cashflow:** £-852/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.1% *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:** £7,522/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.3% - **10y growth:** 35.3% ## House Price Index (HM Land Registry) *Official index for Redbridge; Terraced series; as of July 2026.* - **1y growth (index):** -1.4% - **5y growth (index):** 12.8% - **10y growth (index):** 30.5% ## 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)