# 1 bedroom ground floor flat for sale (E17 9BS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 39A, GRANVILLE ROAD, LONDON, WALTHAMSTOW, GREATER LONDON E17 9BS |
| Price | £465,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £365,000 Nov 2021 |

## Description

Unexpected volumes are contained within this well-appointed apartment in Walthamstow. Material flourishes have been carefully chosen or made bespoke, resulting in a home that is as refined as it is convenient and comfortable. Set over two levels, the apartment has a terrace that extends from its bright living room. Well-placed for exploring Walthamstow and Leyton, Granville Road is also close to Walthamstow Central station for Victoria line services.

The Tour

Set across the lower-ground and ground floors of a stock-brick Victorian house, the apartment is entered from the rear, via a long, delineating side return. Its Crittall front door - fitted with tactile fluted glass - is set at the bottom of a run of steps, beneath a wonderful glass pergola.

Entry is to the kitchen, where space is used remarkably well: stainless-steel units wrap around one corner and are topped with a quartz countertop and integrated appliances. A central island is set on wheels, allowing for flexible arrangements. Striking but refined colour is added by a splashback of chartreuse finger-shaped tiles. 3mm microcement lies underfoot, while charcoal-grey cast iron radiators have been added here and throughout.

White-washed stairs reach up to the home’s top level, where the living space lies. This is a serene space, with Neptune Salt-painted walls, pockets of exposed brick, original sanded floorboards, and a cosy log-burning stove. There is room for both dining and relaxing in the light drawn in through Crittall style doors to the terrace.

Back on the ground floor at the rear end of the plan is the bedroom, with a bespoke fluted oak bedhead and display unit with wall mounted lights above. Opposite, well-crafted floor-to-ceiling wardrobes have been fitted, interrupted only by a wonderful built-in London oak veneered dressing table. Soft carpet spreads out underfoot, and a wide tripartite bay has added shutters for privacy. 

The shower room is finished with green walls and tiles - a tie-in with the kitchen splashback - and has a reclaimed mid-century teak vanity, squared sink, heated towel rail and a walk-in shower with useful cut-out shelves.

Outdoor Space

A south-facing terrace extends from the upper level of the house and is a private, spacious area for hosting barbeques or having breakfast bathed in the morning light. There is plenty of space to place potted plants, with a small shed for storing gardening utensils or bikes.

The terrace is delineated by a timber fence and opening that connects back to the main entrance via a side gate; perfect for storing bikes. The terrace is paved with tumbled clay pavers and with more space for potted plants. 

The Area

Granville Road is a quiet, residential street in Walthamstow. It sits almost equidistant from Walthamstow Marshes and Leyton Flats/Hollow Pond. There are plenty of cafés and shops close by, including coffee shop HUCKS - ideal for a morning coffee run and Sodo Pizza and SkandiHus Pottery. East of Eden is popular for reformer pilates, spin, barre, hot yoga and yoga. The Castle pub, an afternoon sun trap is five minutes away and does a good roast also. 

Walthamstow Village is around a 10-minute walk away and has wonderful amenities, including Eat-17 deli and The Queen Arms. Here there is a branch of Gails and Bora and Sons an independent green grocers.

Lloyd Park farmers’ market, to the north of Granville Road, runs every Saturday and has a range of stalls. The park is also home to the William Morris Gallery, a beautiful Grade II*-listed house dedicated to the works of Morris. Other local arts institutions include 1b Window Gallery.

St James Street is around 25 minutes from the apartment and is home to the Crate development, which houses Pillars Brewery, vegan restaurant Green Grill and Italian Bakery pizzeria. The area is served by a range of independent shops and cafés, including Greener Habitszero-waste shop and Borrowed Light floral studio.

The Soho Theatre has an outpost here, Soho Theatre Walthamstow and Big Penny Social which holds Sunday markets, big screenings events, comedy night and music nights.

Leyton is also easily reached and has a wealth of places to dine and shop. Favourites include Scottish spot Deeney’s, Pinch la Deli, and Dreamhouse Records on ever-popular Francis Road. 

For greenspace Epping Forest and Walthamstow Wetlands Wildlife Trust/Nature reserve is around a 15 minute drive.

There are several stations within walking distance of the apartment. Walthamstow Central runs Overground (Weaver line) and Underground (Victorian line) services and is a little over 10 minutes away, while Leyton Midland Road is around an 18-minute walk away and runs Suffragette line services. There are also several bus routes locally to Oxford Circus and Stratford.

Tenure: Share of Freehold / Lease Length: Approx 151 years remaining / Service Charge: £250 a year / Council Tax Band: A

## Property Photos

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## Floorplans

- ![288345 - Granville Road.jpg](/listings/photos/163967711/635442) - 288345 - Granville Road.jpg

## EPC Graphs

- ![290082 - 39A Granville Road.png](/listings/photos/163967711/635452) - 290082 - 39A Granville Road.png

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15241342
- **Address:** 39a Granville Road, LONDON, E17 9BS
- **Certificate Issued:** 13/06/2022
- **Work Completed:** 31/03/2022
- **Items:** 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39A GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £365,000 | 05/11/2021 | Flat |
| 39A GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £174,000 | 29/07/2007 | 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 |
|---------|-------|------|------|
| PARK COURT FLAT 34 GROSVENOR PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9PE | £470,000 | 12/12/2025 | Flat |
| 80 GROUND FLOOR FLAT LIVINGSTONE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AX | £365,000 | 28/11/2025 | Flat |
| FRANCES COURT, 3 FLAT 18 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LW | £200,000 | 31/03/2025 | Flat |
| FRANCES COURT, 3 FLAT 18 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LW | £200,000 | 31/03/2025 | Flat |
| 633 - 637 LEA BRIDGE ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E10 6AJ | £340,000 | 11/12/2024 | Flat |
| 297 HOE STREET, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BG | £403,702 | 22/11/2024 | Flat |
| 39B GRANVILLE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BS | £343,500 | 12/07/2024 | Flat |
| HANSON COURT, 5 FLAT 6 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8NA | £295,000 | 25/08/2023 | Flat |
| 78B CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AZ | £325,000 | 16/08/2023 | Flat |
| 19A COPELAND ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9DB | £641,250 | 17/07/2023 | Flat |
| SWELL COURT, 4 FLAT 1 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LX | £295,000 | 05/12/2022 | Flat |
| 23A GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BL | £500,000 | 25/11/2022 | Flat |
| 19 GROUND FLOOR FLAT GROVE ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9BL | £330,000 | 17/11/2022 | Flat |
| 29A CLARENDON ROAD, WALTHAMSTOW, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9AY | £415,000 | 24/10/2022 | Flat |
| 24 ST STEPHENS CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9NT | £370,000 | 03/10/2022 | Flat |
| FRANCES COURT, 3 FLAT 3 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8LW | £247,500 | 30/09/2022 | Flat |
| 68 ST STEPHENS CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9NU | £410,000 | 05/09/2022 | Flat |
| READ COURT, 1 FLAT 15 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JX | £255,000 | 18/07/2022 | Flat |
| READ COURT, 1 FLAT 5 GANDHI CLOSE, LONDON, WALTHAM FOREST, GREATER LONDON, E17 8JX | £275,000 | 07/07/2022 | Flat |
| PARK COURT FLAT 33 GROSVENOR PARK ROAD, LONDON, WALTHAM FOREST, GREATER LONDON, E17 9PE | £350,000 | 30/06/2022 | Flat |

**Area average:** £351,548 (20 sales)

## Price vs local average

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

- **Local average:** £403,124 (192 Flat, E17, 2024–2026)
- **Deviation:** +15.3%

## 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):** £1,197/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, High Road Leyton, E10 | £1,750/mo | 1 | 0.58 miles | OpenRent |

**Average rent: £1,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.1×
- **Monthly cashflow:** £-281/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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).*

## Capital growth trend

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

- **5y growth:** 9.8%
- **10y growth:** 31.6%

## House Price Index (HM Land Registry)

*Official index for Waltham Forest; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** 1.1%
- **10y growth (index):** 12.6%

## 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)