How much is Boundary Road, London?

Boundary Road, London

2-bedroom flat

581 sq ft1 bath

Asking

£450,000

For saleListed 3 days

Investor metrics

HMO Article 4 Direction AreaOther Article 4 Direction Area, London Borough of Waltham Forest city-wide Article 4 (HMO) · C3 → C4 HMO conversion requires planning permission here

Opportunity summary

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About

The property

A Stylish Two-Bedroom Home in the Heart of Walthamstow Situated on Boundary Road in Walthamstow, this two-bedroom home is well placed for making the most of everything this popular part of East London has to offer!

The surrounding neighbourhood combines an established residential feel with convenient access to local shops, schools, green spaces and excellent connections into central London.

Whether you're buying your first home, looking for more room to suit your lifestyle or seeking a well-connected base in E17, the location offers plenty of appeal, with everyday essentials close by and a lively local scene to explore.

With Walthamstow Central and Walthamstow Queen’s Road stations both within the wider neighbourhood, commuting and travelling across London is straightforward.

The Victoria line provides direct connections towards King’s Cross, Oxford Circus and beyond, while the Overground offers further routes across the capital.

For time outdoors, Thomas Gamuel Park and St James Park are nearby, while Walthamstow High Street and its famous market offer a varied mix of independent traders, food stalls and everyday shopping.

The much-loved Walthamstow Village is also within the wider area, known for its independent cafés, restaurants and traditional pubs. What else?

- Thomas Gamuel Primary School and Edinburgh Primary School are both in the surrounding area. - Thomas Gamuel Park and St James Park offer nearby green space for walks and outdoor activities.

- Walthamstow Central provides Victoria line and London Overground connections, while Walthamstow Queen’s Road offers additional rail services.

- Walthamstow High Street and its well-known market offer a varied selection of shops, food stalls and local businesses.

-Local bus routes provide further connections around Walthamstow and neighbouring areas.

With two bedrooms and a convenient Walthamstow location, this property is well worth viewing for anyone looking to make their home in E17!

Hallway Reception Room (11'5 x 7'5) Kitchen/ Diner (14'5 x 10'11) Bathroom (6'0 x 5'8) Bedroom One (12'0 x 8'4) Bedroom Two (11'7 x 6'7) Disclaimer

Key information

Price per Square Foot

£775/sq ft

Based on 581 sq ft (54 sq m)

Floor Area

581 sq ft (54 sq m)

Reception Rooms

Tenure

Leasehold (117 years)

Local Authority

Waltham Forest London Boro

London Borough

County

Greater London Authority

Value & comps

What is it worth?

No previous sales on record.

Comparable salesNo comps yet

No comparable sales matched this property yet.

Returns

What does it return?

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Rent evidence

Rental benchmark

Nearby rental comparables

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Local SA Market

We're still gathering serviced-accommodation data for this area.

Archie refurb estimate: a Pro feature

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0.0% below asking

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BTL · HMO · BRRR · SA · Flip — editable, saved scenarios

Investment calculatorBTL · BRRR · HMO · Flip · SA · R2R — editable inputs, saved scenarios

Investment Disclaimer

This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisors before making any investment decisions.

Past performance does not guarantee future results. Tax implications vary by individual circumstances.

Mortgage

Deal

Is it a deal?

Archie’s verdict

Archie has scored this property.

Deal score · weighted

Weak signals — move on

Factor breakdown

BMV discountNot calculated, and not zero — there is no value estimate for this property to discount against.

0/25

Yield potential—

0/25

Motivation signalsNot enough data

0/25

Days on market3 days

4/25

—

Seller motivation

Not scored yet

Days on market3

Price reduction—

STC fall-through—

Back to market—

Agency change—

EPC rating—

Listing timeline

First listedListed at £450,00016-10-2026

Still activeDay 3 on marketToday

Strategy fit

No strategy scores available yet.

HMO Conversion Potential

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.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

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.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

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.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

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.