5 Corbicum, Waltham Forest, London, E11 1AW
About 5 Corbicum
5 Corbicum is a three-bedroom mid-terrace house in Waltham Forest, London, London (E11 1AW). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1950-1966 and council tax band C. Tenure is freehold. The latest certificate (March 2015) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from March 2015, so improvements made since then won't be reflected. The home occupies a cul-de-sac position.
At 85 m² it's 26.9% larger than the typical home in the postcode (67 m² median across 6 EPCs). Today's modelled estimate of £615,000 is 17.9% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£570/sq ft) was about 77.1% above the typical sold price in the postcode. Most recent transfer: May 2022 at £521,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 5 Corbicum
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
What this property has
Inside
- Bedrooms3
- Bathrooms1
Outside
- Private gardenNorth-west-facing
- GarageYes
- Cul-de-sacYes
Building
- TenureFreehold
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Mar 2025
EPC Rating
Planning history
5 Corbicum has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 5 Corbicum
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
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£615,000
Modelled from EPC, postcode comparables.
£521,500
Recorded with HM Land Registry.
Sales timeline
22 May 2022Most recent
£521,500
Median price across the last 5 sales in E11 1AW: £290,000 (2023–2009).
Everything we know about 5 Corbicum, 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 Corbicum homes
On floor area, 5 Corbicum stands well clear of the street.
Price per m²
£6,135
Street avg £4,258
Floor Area
85 m²
Street avg 71 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.5 t/year
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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. 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
56.4dB
Night-time· 23:00 – 07:00
46.6dB