2 Bed Terraced House, Single Let, London, E17 6ZG, £525,000

179 Hoe Street, London, E17 3AP - 7 views - 5 months ago

Sold STC

Leasehold

BTL

~68 m²

+11 photos

ValuationUndervalued

Sold Prices	£427K - £679K
Sold Prices/m²	£5.1K/m² - £10.1K/m²

Square Metres	~68.11 m²
Price/m²	£7.7K/m²
Value Estimate	£536,876£536,876
BMV	2%

Cashflows

Cash In
Purchase Finance	MortgageMortgage
Deposit (25%)	£131,250£131,250
Stamp Duty & Legal Fees	£30,700£30,700
Total Cash In	£161,950£161,950

Cash Out
Rent Range	£1,850 - £3,590£1,850 - £3,590
Rent Estimate	£1,850
Running Costs/mo	£2,031£2,031
Cashflow/mo	£-181£-181
Cashflow/yr	£-2,167£-2,167
Gross Yield	4%4%

Local Sold Prices

50 sold prices from £427K to £679K, average is £569.3K. £5.1K/m² to £10.1K/m², average is £7.9K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£465.5K	01/23	0.21 mi	169, Blackhorse Road, London, Greater London E17 6ND	-	-	2	Terraced House
£610K	03/23	0.23 mi	69, King Edward Road, London, Greater London E17 6HY	£8,714	70	2	Terraced House
£625K	05/23	0.23 mi	17, King Edward Road, London, Greater London E17 6HY	-	-	2	Terraced House
£588K	06/21	0.23 mi	23, King Edward Road, London, Greater London E17 6HY	-	-	2	Terraced House
£679K	06/23	0.25 mi	48, Century Road, Walthamstow, London, Greater London E17 6JB	£9,700	70	2	Terraced House
£588K	04/23	0.25 mi	54, Century Road, Walthamstow, London, Greater London E17 6JB	-	-	2	Terraced House
£427K	08/23	0.25 mi	71, Lloyd Road, London, Greater London E17 6NP	£7,491	57	2	Terraced House
£592K	08/23	0.26 mi	27, Century Road, Walthamstow, London, Greater London E17 6JA	-	-	2	Terraced House
£571.5K	02/23	0.28 mi	4, Hervey Park Road, London, Greater London E17 6LJ	£7,056	81	2	Terraced House
£650K	01/21	0.28 mi	29, Chatham Road, Walthamstow, London, Greater London E17 6EU	£9,028	72	2	Terraced House
£487K	12/20	0.3 mi	3, The Links, London, Greater London E17 6LA	£6,325	77	2	Terraced House
£625K	05/23	0.34 mi	35, St Andrews Road, Walthamstow, London, Greater London E17 6BB	£9,328	67	2	Terraced House
£545K	08/21	0.36 mi	50, Roma Road, London, Greater London E17 6HA	£8,258	66	2	Terraced House
£512K	01/21	0.36 mi	6, Renness Road, London, Greater London E17 6EX	£6,321	81	2	Terraced House
£575K	05/21	0.37 mi	46, Canning Road, London, Greater London E17 6LT	-	-	2	Terraced House
£615K	03/23	0.38 mi	60, Pasquier Road, London, Greater London E17 6HB	-	-	2	Terraced House
£534K	04/23	0.39 mi	92, Warner Road, London, Greater London E17 7DZ	£8,613	62	2	Terraced House
£495K	06/21	0.39 mi	39, Goldsmith Road, Walthamstow, London, Greater London E17 6AN	-	-	2	Terraced House
£550K	12/20	0.39 mi	27, Goldsmith Road, Walthamstow, London, Greater London E17 6AN	£8,209	67	2	Terraced House
£550K	11/20	0.44 mi	13, Luton Road, London, Greater London E17 5LN	£5,093	108	2	Semi-Detached House
£486.5K	04/21	0.44 mi	10, Luton Road, London, Greater London E17 5LN	-	-	2	Terraced House
£657.5K	11/21	0.44 mi	25, Luton Road, London, Greater London E17 5LN	-	-	2	Terraced House
£608.7K	01/21	0.45 mi	2, Parkhurst Road, London, Greater London E17 7EG	£7,423	82	2	Terraced House
£553K	01/21	0.45 mi	44, Clarence Road, London, Greater London E17 6AQ	-	-	2	Terraced House
£607K	09/21	0.46 mi	43, Clarence Road, London, Greater London E17 6AG	£5,278	115	2	Terraced House
£525K	12/20	0.48 mi	37, Colville Road, London, Greater London E17 6EL	£7,095	74	2	Terraced House
£535K	03/21	0.48 mi	216, Winns Avenue, Walthamstow, London, Greater London E17 5LP	£7,329	73	2	Terraced House
£555K	12/20	0.48 mi	42, Colville Road, London, Greater London E17 6EL	£7,603	73	2	Terraced House
£525K	12/20	0.48 mi	155, Bramley Close, London, Greater London E17 6EG	£6,250	84	2	Semi-Detached House
£485K	10/21	0.49 mi	30, Mayfield Road, London, Greater London E17 5RH	£7,918	61	2	Terraced House
£515K	05/21	0.5 mi	35, Mayfield Road, London, Greater London E17 5RH	£8,443	61	2	Terraced House
£578K	01/23	0.51 mi	13, Mayfield Road, London, Greater London E17 5RH	£8,892	65	2	Terraced House
£665K	02/23	0.53 mi	52, Woodville Road, Walthamstow, London, Greater London E17 7EP	£10,076	66	2	Terraced House
£625K	06/21	0.53 mi	29, Cumberland Road, London, Greater London E17 5RR	£8,126	77	2	Semi-Detached House
£585K	07/23	0.54 mi	30, Woodville Road, Walthamstow, London, Greater London E17 7EP	£9,435	62	2	Terraced House
£675K	12/20	0.54 mi	12, Woodville Road, Walthamstow, London, Greater London E17 7EP	£8,036	84	2	Terraced House
£610.5K	01/21	0.54 mi	56, Woodville Road, Walthamstow, London, Greater London E17 7EP	-	-	2	Terraced House
£475K	05/23	0.54 mi	106, Gloucester Road, London, Greater London E17 6AF	£6,250	76	2	Terraced House
£630K	10/21	0.55 mi	31, Woodville Road, Walthamstow, London, Greater London E17 7ER	-	-	2	Terraced House
£590K	07/23	0.56 mi	51, Oakfield Road, London, Greater London E17 5RN	£7,108	83	2	Terraced House
£515K	07/23	0.56 mi	62, Oakfield Road, London, Greater London E17 5RW	£8,175	63	2	Terraced House
£500.1K	02/23	0.66 mi	42, Bemsted Road, London, Greater London E17 5JZ	£7,846	64	2	Terraced House
£675K	02/21	0.68 mi	36, Carlton Road, Walthamstow, London, Greater London E17 5RE	£9,122	74	2	Terraced House
£480K	12/21	0.7 mi	62a, Hatherley Road, Walthamstow, London, Greater London E17 6SB	£9,979	48	2	Detached House
£481K	06/23	0.74 mi	104, Diana Road, Walthamstow, London, Greater London E17 5LF	-	-	2	Terraced House
£567K	01/21	0.76 mi	22, Clacton Road, London, Greater London E17 8AR	£7,177	79	2	Terraced House
£675K	02/23	0.76 mi	16, The Crescent, London, Greater London E17 8AB	£8,036	84	2	Terraced House
£465K	01/21	0.79 mi	21, Arkley Crescent, London, Greater London E17 7PA	£6,039	77	2	Terraced House
£450K	09/21	0.79 mi	9a, Garnett Way, London, Greater London E17 5PE	£7,661	59	2	Semi-Detached House
£595K	03/21	0.79 mi	40, Netley Road, London, Greater London E17 7QD	£7,727	77	2	Terraced House

Local Rents

51 rents from £1.9K/mo to £3.6K/mo, average is £2.7K/mo.

Rent	Date	Distance	Address	Beds	Type
£2,200	03/24	0.01 mi	Collendale Road, Walthamstow, E17 6SZ	2	Flat
£2,315	04/24	0.03 mi	Sopwith Avenue, London, E17	2	Flat
£2,215	05/24	0.03 mi	Sopwith Avenue, London, E17	2	Flat
£2,215	05/24	0.03 mi	Sopwith Avenue, London, E17	2	Flat
£2,315	04/24	0.03 mi	Sopwith Avenue, London, E17	2	Flat
£2,240	05/24	0.03 mi	Sopwith Avenue, London, E17	2	Flat
£2,235	05/24	0.04 mi	Blackhorse Lane, London, E17	2	Flat
£2,688	04/24	0.05 mi	104 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,688	04/24	0.05 mi	104 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,000	05/24	0.07 mi	Champness Close, Walthamstow, London, E17	2	Flat
£3,005	04/24	0.07 mi	Vanguard Way, London, E17	2	Flat
£2,606	10/23	0.08 mi	6 Vanguard Way, London, E17 6ZS	2	Flat
£2,725	04/24	0.08 mi	2 Vanguard Way Walthamstow E17	2	Flat
£2,610	05/24	0.08 mi	-	2	Flat
£2,960	10/23	0.08 mi	2 Vanguard Way, London, E17 6DL	2	Flat
£2,688	03/24	0.09 mi	104 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,688	03/24	0.09 mi	104 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,688	04/24	0.09 mi	2 Vanguard Way, London, E17 6DL	2	Flat
£2,649	04/24	0.09 mi	506 C, 6 Vanguard Way, London, E17 6ZS	2	Flat
£2,688	04/24	0.09 mi	2 Vanguard Way, London, E17 6DL	2	Flat
£2,504	04/24	0.09 mi	304 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,688	04/24	0.09 mi	104 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,847	10/23	0.09 mi	208D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,847	10/23	0.09 mi	2 Vanguard Way, London, E17 6DL	2	Flat
£3,100	05/24	0.09 mi	-	2	Flat
£2,855	03/24	0.09 mi	308 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,649	04/24	0.1 mi	506 C, 6 Vanguard Way, London, E17 6ZS	2	Flat
£2,795	10/23	0.1 mi	2 Vanguard Way, London, E17 6DL	2	Flat
£2,745	03/24	0.11 mi	308 D Vanguard Way, London, E17 6DL	2	Flat
£3,250	03/24	0.11 mi	Vanguard Way, London, E17 6ZN, UK	2	Flat
£1,895	03/24	0.11 mi	Forest Road, London	2	Flat
£2,683	03/24	0.11 mi	002 A, 1 Vanguard Way, London, E17 6ZN	2	Flat
£2,649	03/24	0.11 mi	506 c, Vanguard Way, London, E17 6ZS	2	Flat
£2,795	10/23	0.11 mi	Vanguard Way, London, E17 6ZR	2	Flat
£2,649	04/24	0.11 mi	506C,6 Vanguard Way, London, E17	2	Flat
£2,846	04/24	0.11 mi	208 D Vanguard Way, London, E17 6DL	2	Flat
£3,590	04/24	0.11 mi	Vanguard Way, London, E17 6DL, UK	2	Flat
£2,688	04/24	0.11 mi	104 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,683	03/24	0.11 mi	Vanguard Way, London, E17	2	Flat
£2,350	03/25	0.12 mi	-	2	Flat
£2,649	10/23	0.12 mi	506 C, 7 Vanguard Way, London, E17 6ZS	2	Flat
£2,847	03/24	0.13 mi	208 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,847	04/24	0.13 mi	208 D, 2 Vanguard Way, London, E17 6DL	2	Flat
£2,966	04/24	0.13 mi	202A, 1 Vanguard Way, London, E17 6ZN	2	Flat
£1,850	05/24	0.13 mi	-	2	Flat
£2,250	02/24	0.14 mi	-	2	Flat
£2,638	04/24	0.16 mi	4 Brookwell, 2 Wickford Way, London, E17	2	Flat
£1,850	05/24	0.19 mi	Essex Close, Walthamstow, London, E17	2	Flat
£1,875	12/24	0.22 mi	-	2	Flat
£2,000	03/24	0.23 mi	King Edward Road, Walthamstow	2	Terraced House
£2,095	03/24	0.24 mi	Lloyd Road, London	2	Flat

Local Area Statistics

Population in E17	102,968102,968
Population in London	4,771,9214,771,921
Town centre distance	5.03 miles away5.03 miles away
Nearest school	0.20 miles away0.20 miles away
Nearest train station	0.12 miles away0.12 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	+1%+1%
Sales demand	Seller's marketSeller's market
Capital growth (5yrs)	+19%+19%

Property History

Listed for £525,000

December 4, 2024

Floor Plans

Description

Approx. 775 sq. ft. +
Two Double Bedrooms +
Two Bathrooms +
Private Balcony +
Leasehold 120 Years +
Service Charge £136 p/m +
Ground Rent £450 p/a +
Council Tax Band C +

Step into 775 square feet of luxury in this stunning two-bedroom, first-floor apartment—arguably one of the finest in the development. With its impressive South-facing private balcony and thoughtful design throughout, this home is a rare find. From the moment you enter the spacious hallway, you'll notice the abundance of storage, a convenient utility room, and access to one of two luxury bathrooms. Both 16ft double bedrooms are generously sized, with the master featuring a beautiful en-suite and bespoke fitted wardrobes for a touch of elegance. The reception room is a standout, offering 250 square feet of light-filled living space thanks to its dual-aspect windows. Unlike many other apartments in the block, this room enjoys complete privacy and is perfectly suited for entertaining. There's ample room for a dining table, and the sleek, fully fitted kitchen boasts stonework surfaces, integrated appliances, and modern lines that are seamlessly tied together by gorgeous Amtico flooring. Step out onto your large South-facing terrace—a serene spot to relax and unwind. The property also benefits from secure bike storage and impeccably maintained shared gardens, ideal for enjoying the outdoors.

Location-wise, this home is a dream. Blackhorse Road station is just steps away, offering seamless access to the Victoria Line and Overground trains connecting Barking to Gospel Oak. On weekends, you’ll love the vibrant atmosphere of the 'Beer Mile,' with its array of dog-friendly microbreweries and exciting pop-up food spots. Just minutes in the other direction is St. James Street, where Overground trains whisk you to London Liverpool Street in just 15 minutes. And for nature lovers and cyclists, the vast open spaces of the Wetlands are right at your doorstep.

Leasehold 120 Years
Service Charge £136 p/m
Ground Rent £450 p/a
Council Tax Band C
EPC Rating B