2 Bed Flat, Single Let, London, E17 8HE, £465,000

28 The Avenue, London, E4 9LD - a month ago

Leasehold

BTL

75 m²

+12 photos

ValuationUndervalued

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

Square Metres	75 m²
Price/m²	£6.2K/m²
Value Estimate	£506,007£506,007
BMV	9%

Cashflows

Cash In
Purchase Finance	MortgageMortgage
Deposit (25%)	£116,250£116,250
Stamp Duty & Legal Fees	£35,200£35,200
Total Cash In	£151,450£151,450

Cash Out
Rent Range	£1,500 - £3,400£1,500 - £3,400
Rent Estimate	£1,538
Running Costs/mo	£1,781£1,781
Cashflow/mo	£-243£-243
Cashflow/yr	£-2,913£-2,913
Gross Yield	4%4%

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
£360K	01/23	0.03 mi	82, Hibbert Road, London, Greater London E17 8HF	-	-	2	Flat
£482.5K	06/21	0.05 mi	22, Harris Street, London, Greater London E17 8EQ	£7,070	68	2	Flat
£456.5K	06/21	0.05 mi	62, Harris Street, London, Greater London E17 8EQ	£6,430	71	2	Flat
£450K	03/21	0.08 mi	18, Theydon Street, London, Greater London E17 8EL	£7,158	63	2	Flat
£475K	11/21	0.08 mi	28, Theydon Street, London, Greater London E17 8EL	£6,947	68	2	Flat
£340K	01/23	0.09 mi	1, Hitcham Road, London, Greater London E17 8HL	£5,574	61	2	Flat
£435K	08/23	0.09 mi	99, Hitcham Road, London, Greater London E17 8HL	£6,797	64	2	Flat
£406K	11/20	0.1 mi	13, Blyth Road, London, Greater London E17 8HP	£5,800	70	2	Flat
£422.5K	12/20	0.1 mi	65, Blyth Road, London, Greater London E17 8HP	£6,500	65	2	Flat
£480K	09/21	0.11 mi	24, Hitcham Road, London, Greater London E17 8HN	£7,619	63	2	Flat
£286K	12/20	0.16 mi	258a, Lea Bridge Road, London, Greater London E10 7LD	£4,269	67	2	Flat
£300K	01/21	0.17 mi	Flat 11, Bridge Court, Lea Bridge Road, London, Greater London E10 7JS	-	-	2	Flat
£286.5K	11/20	0.18 mi	Flat 28, Bridge Court, Lea Bridge Road, London, Greater London E10 7JS	-	-	2	Flat
£180K	03/21	0.18 mi	Flat 44, Bridge Court, Lea Bridge Road, London, Greater London E10 7JS	-	-	2	Flat
£429.5K	02/23	0.19 mi	264, Lea Bridge Road, London, Greater London E10 7LD	£6,817	63	2	Flat
£360K	02/23	0.22 mi	36, Tudor Court, London, Greater London E17 8ET	£8,571	42	2	Flat
£330.8K	10/21	0.22 mi	36, Tudor Court, London, Greater London E17 8ET	£7,875	42	2	Flat
£275K	05/23	0.22 mi	6, Tudor Court, London, Greater London E17 8ET	-	-	2	Flat
£210K	05/23	0.26 mi	186, Lea Bridge Road, London, Greater London E10 7LN	-	-	2	Flat
£435K	12/20	0.27 mi	82, Seymour Road, Leyton, London, Greater London E10 7LY	£7,016	62	2	Flat
£506K	02/23	0.28 mi	41, Bloxhall Road, London, Greater London E10 7LW	£8,433	60	2	Flat
£431K	03/21	0.28 mi	15, Bloxhall Road, London, Greater London E10 7LW	£7,305	59	2	Flat
£355K	03/21	0.28 mi	11, Bloxhall Road, London, Greater London E10 7LW	£6,300	56	2	Flat
£370K	06/21	0.28 mi	81, Bloxhall Road, London, Greater London E10 7LW	£6,167	60	2	Flat
£425K	02/23	0.3 mi	20, Bloxhall Road, London, Greater London E10 7LP	£8,500	50	2	Flat
£360K	09/21	0.3 mi	67, Kettlebaston Road, London, Greater London E10 7PE	£6,207	58	2	Flat
£420K	09/21	0.33 mi	7, Perth Road, London, Greater London E10 7PA	£6,651	63	2	Flat
£340K	06/23	0.33 mi	31, Perth Road, London, Greater London E10 7PA	£5,484	62	2	Flat
£405K	04/21	0.33 mi	93, Perth Road, London, Greater London E10 7PA	£5,704	71	2	Flat
£410K	10/21	0.33 mi	19, Perth Road, London, Greater London E10 7PA	-	-	2	Flat
£370K	01/21	0.36 mi	88, Malta Road, London, Greater London E10 7JU	£5,606	66	2	Flat
£375K	03/21	0.36 mi	16, Clementina Road, London, Greater London E10 7PD	£5,357	70	2	Flat
£388K	01/21	0.37 mi	20, Clementina Road, London, Greater London E10 7LS	£5,812	67	2	Flat
£410K	04/21	0.37 mi	62, Perth Road, London, Greater London E10 7PB	£6,029	68	2	Flat
£410K	09/21	0.37 mi	48, Perth Road, London, Greater London E10 7PB	-	-	2	Flat
£440K	07/21	0.37 mi	302a, Capworth Street, London, Greater London E10 7BG	-	-	2	Flat
£450K	06/23	0.38 mi	143a, Manor Road, Leyton, London, Greater London E10 7HW	-	-	2	Flat
£408K	12/20	0.41 mi	14a, Callis Road, London, Greater London E17 8PN	£8,681	47	2	Flat
£360K	12/20	0.41 mi	10a, Callis Road, London, Greater London E17 8PN	£7,660	47	2	Flat
£310K	11/20	0.45 mi	36, Low Hall Lane, London, Greater London E17 8BE	£6,739	46	2	Flat
£360K	03/21	0.46 mi	44, Ringwood Road, London, Greater London E17 8PP	-	-	2	Flat
£525K	01/21	0.47 mi	281, Capworth Street, London, Greater London E10 7AJ	-	-	2	Flat
£385K	01/21	0.48 mi	16a, Markhouse Avenue, London, Greater London E17 8AZ	£6,754	57	2	Flat
£420.5K	12/20	0.49 mi	68, Camden Road, London, Greater London E17 7NF	£8,832	48	2	Flat
£380K	06/21	0.5 mi	75a, Markhouse Avenue, London, Greater London E17 8AY	£7,755	49	2	Flat
£405K	06/23	0.5 mi	101a, Boundary Road, London, Greater London E17 8NQ	£5,704	71	2	Flat
£390K	09/21	0.54 mi	57, Brighton Avenue, London, Greater London E17 7NE	£6,592	59	2	Flat
£410K	11/20	0.54 mi	34, Brighton Avenue, London, Greater London E17 7NE	£8,367	49	2	Flat
£445K	06/21	0.55 mi	56, Melbourne Road, London, Greater London E10 7HF	£6,014	74	2	Flat
£430K	03/21	0.56 mi	38, Devonshire Road, London, Greater London E17 8QJ	£7,679	56	2	Flat

Local Rents

50 rents from £1.5K/mo to £3.4K/mo, average is £1.9K/mo.

Rent	Date	Distance	Address	Beds	Type
£2,400	02/25	0.02 mi	-	2	Flat
£1,595	05/24	0.02 mi	-	2	Flat
£1,595	05/24	0.02 mi	Hibbert Road, London, E17	2	Flat
£3,350	05/24	0.03 mi	-	2	Semi-Detached House
£1,900	03/25	0.03 mi	-	2	Flat
£1,995	05/24	0.04 mi	-	2	Flat
£1,850	05/24	0.04 mi	Wetherden Street, Walthamstow, London, E17	2	Flat
£2,000	04/25	0.05 mi	-	2	Terraced House
£1,900	03/24	0.06 mi	Blyth Road, Walthamstow, London, E17	2	Flat
£2,100	04/25	0.07 mi	-	2	Flat
£1,700	05/24	0.07 mi	-	2	Flat
£1,700	04/24	0.08 mi	Harris Street, Walthamstow, London, E17	2	Flat
£1,900	04/25	0.08 mi	-	2	Flat
£1,750	04/25	0.09 mi	-	2	Flat
£1,800	03/24	0.09 mi	-	2	Flat
£2,500	04/25	0.09 mi	-	2	Flat
£1,700	03/24	0.1 mi	Hibbert Road, Walthamstow, E17	2	Flat
£1,700	04/24	0.1 mi	Hibbert Road, Walthamstow, E17	2	Flat
£1,700	04/24	0.1 mi	Hibbert Road, Walthamstow, E17	2	Flat
£1,700	04/24	0.1 mi	Hibbert Road, Walthamstow, E17	2	Flat
£2,000	04/25	0.1 mi	-	2	Flat
£1,850	04/25	0.11 mi	-	2	Flat
£1,800	02/25	0.11 mi	-	2	Flat
£1,700	04/24	0.14 mi	Lea Bridge Road, Walthamstow	2	Flat
£1,600	04/24	0.15 mi	Lea Bridge Road, London	2	Flat
£2,000	04/24	0.17 mi	St. Helens Place, Leyton, E10	2	Flat
£1,850	12/24	0.17 mi	-	2	Flat
£1,650	05/24	0.18 mi	-	2	Flat
£3,400	04/25	0.19 mi	-	2	Flat
£2,700	04/25	0.19 mi	-	2	Flat
£1,550	03/24	0.19 mi	Halstead Court, Walthamstow, E17	2	Flat
£1,750	05/24	0.22 mi	Tudor Court, Walthamstow	2	Flat
£1,500	05/24	0.22 mi	Tudor Court, Walthamstow E17	2	Flat
£2,000	04/24	0.22 mi	-	2	Flat
£2,000	03/24	0.22 mi	Walthamstow, Walthamstow, London, E17	2	Flat
£1,650	10/23	0.22 mi	Verulam Avenue, London, E17	2	Flat
£1,850	03/24	0.23 mi	-	2	Flat
£1,850	03/24	0.23 mi	Belvedere Road, London, E10	2	Flat
£1,800	04/25	0.24 mi	-	2	Flat
£1,650	02/25	0.25 mi	-	2	Flat
£1,650	03/24	0.25 mi	Seymour Road, Leyton	2	Flat
£2,200	03/24	0.27 mi	Morieux Road, Leyton, London, E10	2	Flat
£2,200	04/25	0.27 mi	-	2	Flat
£2,250	03/24	0.28 mi	Lea Bridge Road, Walthamstow, London, E10	2	Flat
£1,900	02/24	0.28 mi	-	2	Flat
£1,600	03/24	0.28 mi	Bloxhall Road London E10	2	Flat
£1,700	03/24	0.28 mi	Church Road,London,E10	2	Flat
£1,900	03/25	0.29 mi	-	2	Flat
£1,850	03/25	0.29 mi	-	2	Terraced House
£2,000	04/25	0.29 mi	-	2	Flat

Local Area Statistics

Population in E17	102,968102,968
Population in London	4,771,9214,771,921
Town centre distance	4.45 miles away4.45 miles away
Nearest school	0.10 miles away0.10 miles away
Nearest train station	0.46 miles away0.46 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 £465,000

March 26, 2025

Floor Plans

Description

Approx. 701 sq. ft. +
Two Double Bedrooms +
Ground Floor Flat +
No Onward Chain +
Private Garden +
Leasehold 99 Years +
Ground Rent Peppercorn +
Council Tax Band B +

Welcome to this delightful ground-floor Warner flat, offering over 700 sq. ft. of stylish and comfortable living space. With no onward chain, this charming home presents an excellent opportunity for first-time buyers looking for a move-in-ready property in a sought-after location. Step inside to discover a bright and airy interior, tastefully decorated in neutral tones to complement any style. The property features two generous double bedrooms, perfect for restful nights or versatile use as a home office or guest room. The fitted kitchen and bathroom provide both convenience and practicality, while the spacious lounge at the rear creates a welcoming space to unwind, with lovely views of the private section of the rear garden. This tranquil outdoor space is yours to enjoy—whether it's sipping your morning coffee, indulging in a spot of gardening, or hosting lively summer gatherings with family and friends.

This great location is in close proximity to Chatsworth Road and the open spaces of Hackney and Walthamstow Marshes, making it ideal for the avid cyclist. Lea Bridge station is close by, with Stratford (Central Line) or Tottenham Hale (Victoria line) just one stop away. St. James Street Station is around half a mile away, giving access to London Liverpool Street in under 30 minutes. The local area is really buzzing, with new shops, bars and cafes opening all the time. For coffee, cakes, and much more you can visit Pavilion Bakery, Kophi, Pinch La Deli, or the Lea Bridge Library cafe and workspace. Nearby Patchworks is home to Blondies brewery and bar, Scando’s Pizzeria, and BLOKspace yoga/pilates studio, as well as hosting a varied schedule of exhibitions, markets, club nights, and more. You only need to head to the end of the road to find the best Indian restaurant in Walthamstow, Saffron Kitchen, or while away the summer evenings in the Hare and Hounds beer garden.

Leasehold 99 Years
Ground Rent Peppercorn
Council Tax Band B
EPC Rating D

Agent Details

Central Estate Agents, Walthamstow

020 3834 8367

Next Steps?

This deal was sourced from Rightmove. Contact the landlord/agent for a viewing now 💪

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