2-bedroom flat · E17 8EQ
Sold STCListed 80 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
A characterful two-bedroom Warner flat, set on the first floor in a well-connected Walthamstow pocket, with St James Street, Walthamstow High Street and local green spaces all within easy reach.
IF YOU LIVED HERE… You’d step up from your own ground floor entrance to a bright, thoughtfully arranged home with warm wooden floors and a calm, natural feel throughout.
At the front, the spacious bay-fronted lounge has lovely proportions, built-in shelving, a fireplace and room to both relax and dine.
The kitchen is separate, with smart cabinetry, tiled splashbacks and a window bringing in natural light. Both bedrooms are well presented, with built-in wardrobes adding useful storage.
The bathroom sits just off the hallway, while the loft access adds extra practicality.
Outside, side access leads to the garden, where a paved seating area, lawn and mature planting create a peaceful spot for warmer days. The flat also comes with a long lease. WHAT ELSE?
•St James Street is close by for the Overground, as well as CRATE St James Street for food, drinks, events and independent traders.
•Leyton is within easy reach, with Francis Road’s much-loved cafés, shops and neighbourhood restaurants close enough for weekend wandering.
•Walthamstow High Street is nearby for everyday essentials, while Jubilee Park and Coronation Gardens offer local green space in the Leyton direction.
Reception - 5.25 x 4.11 (17'2" x 13'5") - Bedroom - 3.31 x 3.17 (10'10" x 10'4") - Kitchen - 2.40 x 2.40 (7'10" x 7'10") - Bathroom - Bedroom - 3.44 x 3.47 (11'3" x 11'4") - Garden - 8.8 x 3.26 (28'10" x 10'8") - A WORD FROM THE OWNER...
"The location is hard to beat. Being between Walthamstow, Leyton and Hackney means we feel like we’re in the middle of it all, with more on the doorstep than you’d get from any one of them.
Blondies and the Hare and Hounds are nearby, and St James Street has become our favourite spot. We’re also two streets from an outstanding primary school.
We have a spaniel, so Leyton Jubilee Park has been brilliant for weekday walks, and at weekends we head up to Hollow Pond."
Value & comps
No previous sales on record.
Returns
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Short-let restrictions apply
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
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FAQ
About Harris Street, Walthamstow
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