2 Bed Flat, Single Let, London, E17 8HQ, £325,000

Leasehold

BTL

ROI: 3%

~68 m²

+11 photos

ValuationUndervalued

Sold Prices	£180K - £525K
Sold Prices/m²	£4.3K/m² - £8.8K/m²

Square Metres	~68.11 m²
Price/m²	£4.8K/m²
Value Estimate	£396,500£396,500
BMV	22%

Cashflows

Cash In
Purchase Finance	MortgageMortgage
Deposit (25%)	£81,250£81,250
Stamp Duty & Legal Fees	£21,200£21,200
Total Cash In	£102,450£102,450

Cash Out
Rent Range	£1,595 - £3,350£1,595 - £3,350
Rent Estimate	£1,600
Running Costs/mo	£1,356£1,356
Cashflow/mo	£244£244
Cashflow/yr	£2,933£2,933
ROI	3%3%
Gross Yield	6%6%

Local Sold Prices

50 sold prices from £180K to £525K, average is £405.5K. £4.3K/m² to £8.8K/m², average is £6.7K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£340K	01/23	0.06 mi	1, Hitcham Road, London, Greater London E17 8HL	£5,574	61	2	Flat
£435K	08/23	0.06 mi	99, Hitcham Road, London, Greater London E17 8HL	£6,797	64	2	Flat
£480K	09/21	0.06 mi	24, Hitcham Road, London, Greater London E17 8HN	£7,619	63	2	Flat
£406K	11/20	0.08 mi	13, Blyth Road, London, Greater London E17 8HP	£5,800	70	2	Flat
£422.5K	12/20	0.08 mi	65, Blyth Road, London, Greater London E17 8HP	£6,500	65	2	Flat
£429.5K	02/23	0.1 mi	264, Lea Bridge Road, London, Greater London E10 7LD	£6,817	63	2	Flat
£210K	05/23	0.13 mi	186, Lea Bridge Road, London, Greater London E10 7LN	-	-	2	Flat
£286K	12/20	0.14 mi	258a, Lea Bridge Road, London, Greater London E10 7LD	£4,269	67	2	Flat
£360K	01/23	0.16 mi	82, Hibbert Road, London, Greater London E17 8HF	-	-	2	Flat
£506K	02/23	0.16 mi	41, Bloxhall Road, London, Greater London E10 7LW	£8,433	60	2	Flat
£431K	03/21	0.17 mi	15, Bloxhall Road, London, Greater London E10 7LW	£7,305	59	2	Flat
£355K	03/21	0.17 mi	11, Bloxhall Road, London, Greater London E10 7LW	£6,300	56	2	Flat
£370K	06/21	0.17 mi	81, Bloxhall Road, London, Greater London E10 7LW	£6,167	60	2	Flat
£425K	02/23	0.17 mi	20, Bloxhall Road, London, Greater London E10 7LP	£8,500	50	2	Flat
£482.5K	06/21	0.18 mi	22, Harris Street, London, Greater London E17 8EQ	£7,070	68	2	Flat
£456.5K	06/21	0.18 mi	62, Harris Street, London, Greater London E17 8EQ	£6,430	71	2	Flat
£435K	12/20	0.18 mi	82, Seymour Road, Leyton, London, Greater London E10 7LY	£7,016	62	2	Flat
£360K	09/21	0.18 mi	67, Kettlebaston Road, London, Greater London E10 7PE	£6,207	58	2	Flat
£420K	09/21	0.2 mi	7, Perth Road, London, Greater London E10 7PA	£6,651	63	2	Flat
£340K	06/23	0.2 mi	31, Perth Road, London, Greater London E10 7PA	£5,484	62	2	Flat
£405K	04/21	0.2 mi	93, Perth Road, London, Greater London E10 7PA	£5,704	71	2	Flat
£410K	10/21	0.2 mi	19, Perth Road, London, Greater London E10 7PA	-	-	2	Flat
£450K	03/21	0.2 mi	18, Theydon Street, London, Greater London E17 8EL	£7,158	63	2	Flat
£475K	11/21	0.2 mi	28, Theydon Street, London, Greater London E17 8EL	£6,947	68	2	Flat
£286.5K	11/20	0.23 mi	Flat 28, Bridge Court, Lea Bridge Road, London, Greater London E10 7JS	-	-	2	Flat
£180K	03/21	0.23 mi	Flat 44, Bridge Court, Lea Bridge Road, London, Greater London E10 7JS	-	-	2	Flat
£300K	01/21	0.23 mi	Flat 11, Bridge Court, Lea Bridge Road, London, Greater London E10 7JS	-	-	2	Flat
£375K	03/21	0.24 mi	16, Clementina Road, London, Greater London E10 7PD	£5,357	70	2	Flat
£410K	04/21	0.24 mi	62, Perth Road, London, Greater London E10 7PB	£6,029	68	2	Flat
£410K	09/21	0.24 mi	48, Perth Road, London, Greater London E10 7PB	-	-	2	Flat
£388K	01/21	0.25 mi	20, Clementina Road, London, Greater London E10 7LS	£5,812	67	2	Flat
£330.8K	10/21	0.31 mi	36, Tudor Court, London, Greater London E17 8ET	£7,875	42	2	Flat
£275K	05/23	0.31 mi	6, Tudor Court, London, Greater London E17 8ET	-	-	2	Flat
£360K	02/23	0.31 mi	36, Tudor Court, London, Greater London E17 8ET	£8,571	42	2	Flat
£440K	07/21	0.41 mi	302a, Capworth Street, London, Greater London E10 7BG	-	-	2	Flat
£370K	01/21	0.44 mi	88, Malta Road, London, Greater London E10 7JU	£5,606	66	2	Flat
£450K	06/23	0.47 mi	143a, Manor Road, Leyton, London, Greater London E10 7HW	-	-	2	Flat
£525K	01/21	0.53 mi	281, Capworth Street, London, Greater London E10 7AJ	-	-	2	Flat
£360K	12/20	0.53 mi	10a, Callis Road, London, Greater London E17 8PN	£7,660	47	2	Flat
£408K	12/20	0.53 mi	14a, Callis Road, London, Greater London E17 8PN	£8,681	47	2	Flat
£310K	11/20	0.56 mi	36, Low Hall Lane, London, Greater London E17 8BE	£6,739	46	2	Flat
£385K	01/21	0.57 mi	16a, Markhouse Avenue, London, Greater London E17 8AZ	£6,754	57	2	Flat
£360K	03/21	0.58 mi	44, Ringwood Road, London, Greater London E17 8PP	-	-	2	Flat
£380K	06/21	0.59 mi	75a, Markhouse Avenue, London, Greater London E17 8AY	£7,755	49	2	Flat
£420.5K	12/20	0.61 mi	68, Camden Road, London, Greater London E17 7NF	£8,832	48	2	Flat
£405K	06/23	0.63 mi	101a, Boundary Road, London, Greater London E17 8NQ	£5,704	71	2	Flat
£445K	06/21	0.65 mi	56, Melbourne Road, London, Greater London E10 7HF	£6,014	74	2	Flat
£390K	09/21	0.67 mi	57, Brighton Avenue, London, Greater London E17 7NE	£6,592	59	2	Flat
£410K	11/20	0.67 mi	34, Brighton Avenue, London, Greater London E17 7NE	£8,367	49	2	Flat
£430K	03/21	0.7 mi	38, Devonshire Road, London, Greater London E17 8QJ	£7,679	56	2	Flat

Local Rents

50 rents from £1.6K/mo to £3.4K/mo, average is £1.9K/mo.

Rent	Date	Distance	Address	Beds	Type
£1,600	04/24	0.01 mi	Lea Bridge Road, London	2	Flat
£1,900	03/24	0.08 mi	Blyth Road, Walthamstow, London, E17	2	Flat
£2,000	04/24	0.08 mi	St. Helens Place, Leyton, E10	2	Flat
£2,000	03/25	0.09 mi	-	2	Terraced House
£2,000	03/25	0.09 mi	-	2	Flat
£1,700	05/24	0.09 mi	-	2	Flat
£1,800	02/25	0.09 mi	-	2	Flat
£1,850	03/24	0.1 mi	-	2	Flat
£1,850	03/24	0.1 mi	Belvedere Road, London, E10	2	Flat
£1,995	05/24	0.11 mi	-	2	Flat
£2,400	02/25	0.13 mi	-	2	Flat
£2,200	04/25	0.13 mi	-	2	Flat
£1,700	03/24	0.14 mi	Hibbert Road, Walthamstow, E17	2	Flat
£1,700	04/24	0.14 mi	Hibbert Road, Walthamstow, E17	2	Flat
£1,700	04/24	0.14 mi	Hibbert Road, Walthamstow, E17	2	Flat
£1,700	04/24	0.14 mi	Hibbert Road, Walthamstow, E17	2	Flat
£2,250	03/24	0.14 mi	Lea Bridge Road, Walthamstow, London, E10	2	Flat
£1,595	05/24	0.14 mi	-	2	Flat
£1,595	05/24	0.14 mi	Hibbert Road, London, E17	2	Flat
£1,800	03/25	0.15 mi	-	2	Flat
£1,900	03/25	0.15 mi	-	2	Flat
£2,000	04/25	0.15 mi	-	2	Flat
£1,700	04/24	0.16 mi	Lea Bridge Road, Walthamstow	2	Flat
£3,350	05/24	0.17 mi	-	2	Semi-Detached House
£1,650	03/24	0.17 mi	Seymour Road, Leyton	2	Flat
£1,900	03/25	0.17 mi	-	2	Flat
£1,600	03/24	0.17 mi	Bloxhall Road London E10	2	Flat
£2,200	03/24	0.17 mi	Morieux Road, Leyton, London, E10	2	Flat
£1,850	03/25	0.17 mi	-	2	Terraced House
£1,850	05/24	0.18 mi	Wetherden Street, Walthamstow, London, E17	2	Flat
£1,650	02/25	0.18 mi	-	2	Flat
£1,700	04/24	0.18 mi	Harris Street, Walthamstow, London, E17	2	Flat
£2,800	03/25	0.18 mi	-	2	Flat
£1,600	05/24	0.18 mi	-	2	Flat
£1,900	02/24	0.2 mi	-	2	Flat
£2,100	03/25	0.2 mi	-	2	Flat
£1,700	04/24	0.21 mi	Wellington Road, London	2	Flat
£2,100	03/24	0.22 mi	Freya Court, Lea Bridge Road, Leyton, London E10	2	Flat
£2,100	04/24	0.22 mi	Freya Court, Lea Bridge Road, Leyton, London E10	2	Flat
£1,850	12/24	0.22 mi	-	2	Flat
£1,800	03/24	0.22 mi	-	2	Flat
£1,900	03/25	0.23 mi	-	2	Flat
£1,650	05/24	0.23 mi	-	2	Flat
£1,750	03/25	0.23 mi	-	2	Flat
£1,900	03/24	0.23 mi	Wellington Road, Leyton, London, E10	2	Flat
£2,500	04/25	0.23 mi	-	2	Flat
£2,295	03/24	0.23 mi	Beck Square, London	2	Flat
£1,750	05/24	0.24 mi	Clementina Road, London, E10	2	Flat
£1,750	05/24	0.24 mi	-	2	Flat
£1,800	02/25	0.24 mi	-	2	Flat

Local Area Statistics

Population in E17	102,968102,968
Population in London	4,771,9214,771,921
Town centre distance	4.31 miles away4.31 miles away
Nearest school	0.20 miles away0.20 miles away
Nearest train station	0.32 miles away0.32 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 £325,000

March 5, 2025

Floor Plans

Description

Chain Free +
Two Bedroom Flat +
Allocated Parking +
Communal Gardens +
Phone Entry Security +
Fully Double Glazed +
New lease on Completion +

A 2 bedroom top floor purpose built flat situated in a cul de sac road off Lea Bridge road within a short walking distance from bus routes and shops with features to include:*Electric Heating* *Parking Space* *Ideal First time buy* *Loft Access* *Fitted Wardrobes*

Tenure: Leasehold
Lease Length: New Lease on completion
Ground Rent: Ask Agent
Service Charge: £1,764.00
Council Tax Band: C
Annual Council Tax Estimate: £1,932

Hallway - 1.43 x 2.06 (4'8" x 6'9") - Laminate flooring and power points.

Bathroom - 1.46 x 2.06 (4'9" x 6'9") - Tiled flooring, extractor fan, panel enclosed bath with mixer tap & shower attachment, hand wash basin with mixer tap, low level flush w/c.

Reception - 3.44 x 4.82 (11'3" x 15'9") - Double glazed window to side aspect, textured ceiling, single radiator, laminate flooring, TV aerial and phone point, power points.

Kitchen - 2.62 x 2.62 (8'7" x 8'7") - Double glazed window to side aspect, tiled flooring and walls with tiled splash backs, range of base & wall units with roll top work surfaces, integrated cooker with electric oven and hob, extractor fan with hood, sink with drainer unit, space for fridge freezer, plumbing for washing machine and power points.

Bedroom One - 2.78 x 3.88 (9'1" x 12'8") - Double glazed window to side aspect, single radiator, laminate flooring and power points.

Bedroom Two - 2.11 x 2.80 (6'11" x 9'2") - Double glazed window to side aspect, single radiator, laminate flooring and power points.

Agent Details

Kings Group, Walthamstow

020 3873 9738

Next Steps?

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