45a, Kings Road, London, E11 1AU
About 45a
45a is a mid-terrace house in London (E11 1AU). It has a recorded floor area of 58 m² (around 624 sq ft) and construction records dating it to before 1900. The latest certificate (October 2017) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2014. Between certificates, window efficiency went from Very Poor to Poor; while lighting dropped from Very Good to Poor. The recommended improvements would push it to C (score 75). At 58 m² this is the 6th smallest of 16 units on EPC record in the building, where floor areas span 50–74 m². The building's EPC ratings span E to C across 16 units on file.
Across 2004–2024, sale prices on this property compounded at 5.5% per year. On a £-per-square-foot basis, the last sale (£641/sq ft) was about 154.4% above the typical sold price in the postcode. Last sale on file: £400,000 in July 2024.
Know exactly what you're buying at 45a
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Single glazing replaced with double or better glazing
Low energy lighting percentage decreased
Planning history
45a has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 45a
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
30-day money-back guarantee
Sales history & valuation
Sale price has at least doubled since 2004.
£438,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.5% per year over 20 years.
£400,000
Growth on file: 5.5% per year over 20 years.
Sales timeline
28 July 2024Most recent
£400,000
+12.0%over 5 years11 July 2019
£357,000
+154.1%over 14 years10 December 2004
£140,500
Median price across the last 5 sales in E11 1AU: £480,000 (2024–2020).
Nearby sales in E11 1AU
Flat A, 1 Kings Road, London, E11 1AU
Sold Aug 2024
£303,000Flat 1, 67 Kings Road, London, E11 1AU
Sold Jun 2023
£480,00039 Kings Road, Waltham Forest, London, E11 1AU
Sold May 2021
£865,00045b, Kings Road, London, E11 1AU
Sold Apr 2021
£355,00071 Kings Road, Waltham Forest, London, E11 1AU
Sold Jun 2020
£742,500
Everything we know about 45a, 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
Price per m² for 45a runs comfortably ahead of the street norm.
Price per m²
£6,897
Street avg £3,374
Floor Area
58 m²
Street avg 60 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.6 t/year
Street avg 2.8 t/year
Similar properties nearby
1 Forest Road, Waltham Forest
E11 1JT
1 Hainault Road, Waltham Forest
E11 1ED
1 Connor Close, Waltham Forest
E11 1BP
1 Corbicum, Waltham Forest
E11 1AW
1 Kings Road, Waltham Forest
E11 1AU
1 Falcon Way, Redbridge
E11 1SX
1 Kingsley Grange, The Rise, Redbridge
E11 1QB
1 Integer Gardens, Forest Road, Waltham Forest
E11 1LJ
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
Clarendon Road (E11) — bus stop.
Closest school
0.4 km
Gwyn Jones Primary School. 58 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
55.5dB
Night-time· 23:00 – 07:00
45.3dB