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Boleyn Road, Forest Gate, Newham, London - Image 1
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Boleyn Road, Forest Gate, Newham, London

London

£400,000

Listed on 29/06/2026

Property details

Bedrooms
2
Type
House
Area
861 sqft

Description

Nestled in the vibrant community of South Forest Gate, this expansive Victorian family residence is a blank canvas awaiting transformation. With extensive renovation necessary throughout, it offers an exceptional opportunity for buyers looking to invest and personalize their living space. The ground floor comprises a large through lounge at the front, paired with an adaptable reception area at the back that leads through French doors to a south-facing garden. Practical storage solutions include an under-stairs cupboard, while the kitchen benefits from a convenient rear hallway designed for utility appliances and access to both the garden and a ground floor bathroom. The sizable rear garden extends approximately 45ft, perfect for outdoor enhancements. On the upper level, there are two well-sized double bedrooms that can be reimagined into restful retreats. Located just minutes from Forest Gate railway station on the Elizabeth Line, commuting to Liverpool Street takes only around 14 minutes. Upton Park Underground station is also nearby, enhancing connectivity across East London. The area is rich with independent cafés, restaurants, and essential amenities, making it appealing for families who will appreciate being within the catchment area of esteemed schools such as St Bonaventure's School and Elmhurst Primary School.

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Investment analysis

(E7 area)

Below Market Value

This property is priced -13.2% below area average per sq ft

-13.2%
Potential saving
This Property
£465/sq ft
Area Average
£535/sq ft
Avg Rent (weekly)
£485
Avg Yield
5.2%

Renovation Potential

Heavy Refurb
Est. Renovation Cost
£60,000 - £90,000
Target Value
£506,841
10% above area average per sq ft
Potential ROI
+3.4%
After renovation
Note: Renovation cost estimates are AI-generated based on property location and general characteristics, and may not reflect actual costs.
Monthly Sales
21
Average per month
Market Turnover
14%
Properties sold annually

Local Market Trend (E7)

Area prices are rising by +8.8% over the last 12 months
3 year growth: +7.8%
5 year growth: +19.8%
Investment Disclaimer: Analysis based on E7 area averages and may not reflect property-specific factors like condition, exact location, or unique features. Any renovation cost estimates provided are AI-generated and should be considered indicative only. Renovation costs vary significantly based on property condition and scope of work. Always conduct professional surveys and get multiple quotes before making investment decisions.

Location

Boleyn Road, Forest Gate, Newham, London
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Mortgage calculator

£
£
£
%
%
years

Current average 2-year fixed rate is 4.45%

Current average variable rate is 6.60%

Monthly Repayments
£1,511
Based on a loan of £300,000 over 30 years at 4.45% interest

These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.

Stamp duty calculator

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