2h, Kings Road, Waltham Forest, London, E11 1AT
About 2h
2h is an end-of-terrace house in Waltham Forest, London, London (E11 1AT). It has a recorded floor area of 51 m² (around 549 sq ft) and construction records dating it to 1900-1929. The latest certificate (December 2018) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2008. Between certificates, lighting went from Average to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 51 m² it sits well below the postcode median (102 m² across 26 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 2h
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
2h has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 2h
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
2h has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£480,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in E11 1AT: £393,500 (2024–2022).
Nearby sales in E11 1AT
38 Kings Road, Waltham Forest, London, E11 1AT
Sold Jun 2024
£725,000First Floor Flat, 58 Kings Road, London, E11 1AT
Sold Jul 2023
£393,500Flat 2, 46 Kings Road, London, E11 1AT
Sold Jan 2023
£390,000Ground Floor Flat, 34 Kings Road, London, E11 1AT
Sold Jul 2022
£390,00012 Kings Road, Waltham Forest, London, E11 1AT
Sold May 2022
£925,000
Everything we know about 2h, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Kings Road homes
2h is notably below the street on floor area.
EPC Rating
60 (D)
Street avg 60 (D)
Floor Area
51 m²
Street avg 132 m²
CO₂ Emissions
2.8 t/year
Street avg 5.5 t/year
Habitable Rooms
3 rooms
Street avg 6 rooms
Similar properties nearby
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1 Integer Gardens, Forest Road, Waltham Forest
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Gainsborough Road (E11) — bus stop.
Closest school
0.4 km
Gwyn Jones Primary School. 57 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
55.8dB
Night-time· 23:00 – 07:00
45.7dB