E17 4NE - 3 bed forest road mixed use in Forest Road, E17 4NE

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High street retail property for sale in For Sale Mixed Use, Commercial & Residential, Forest Road, London, E17

Summary - 631 Forest Road, LONDON E17 4NE

3 bed 1 bath Retail Property (high street)

Prominent shopfront with separate three-bedroom apartment and garden.
Freehold mixed-use building with independent residential access
Ground-floor D1 shopfront approx 30'4" x 6'7" (prominent frontage)
Three-bedroom duplex above with private garden
Total area reported as approx 1,002 sq ft (alternate listing cites 1,489 sq ft)
One bathroom serving three bedrooms; may limit family rental appeal
Cosmetic works needed — some walls dingy and require redecoration
Small plot size; limited outdoor space and expansion potential
Local crime above average; consider tenancy screening and security upgrades
This mixed-use freehold on Forest Road offers a straightforward investment or live-work opportunity in busy Walthamstow. The building combines a ground-floor D1 commercial unit with an independent three-bedroom duplex above, plus a private garden — a flexible setup for a business owner, landlord, or owner-occupier.

Positives are clear: a prominent ground-floor shopfront with independent residential access, a sizable open-plan living space upstairs, and direct garden access from the kitchen/reception. Transport links at Walthamstow Central and local amenities make the location attractive to tenants and customers alike, while excellent mobile signal and fast broadband suit modern businesses and renters.

Buyers should note material considerations. The property needs cosmetic attention throughout (some walls described as dingy and in need of paint). There is only one bathroom for three bedrooms, the plot is small, and local recorded crime is above average. The ground floor’s current D1 use may limit some commercial uses without a change of use application.

For investors the freehold and mixed-use layout offer rental diversification and future upside through refurb and re-letting. For an owner-occupier the property provides immediate trading frontage with separate residential accommodation above. Factor in likely refurbishment costs and potential planning or licensing for non-D1 uses when assessing purchase price and yield.

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