89 Bulwer Road, Waltham Forest, London, E11 1BY
About 89 Bulwer Road
89 Bulwer Road is a three-bedroom mid-terrace house in Waltham Forest, London, London (E11 1BY). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (September 2019) shows a C (score 70). The recommended improvements would push it to B (score 85).
It hasn't traded since July 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 104 m² the property is well over the postcode median (55 m² across 18 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £640,000 sits 255.6% above the 2007 sale of £180,000. On a £-per-square-foot basis, the last sale (£161/sq ft) was about 32.8% below the postcode norm. One planning record on file: subdivision refused in 2007.
Know exactly what you're buying at 89 Bulwer Road
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
- Dining roomYes
- Utility roomYes
Outside
- Private gardenYes
- ParkingOff road
Energy performance
EPC Rating
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Oct 2007SubdivisionFullIn report
Conversion of dwellinghouse into two self contained flats (2 x 1 bed) as shown on drawing BR 01b received on the 10th October 2007 and site location plan received on the 21st August 2007.
- Council
- LEYTONSTONE
- Documents
- 4 docs on file
- Reference
- 071554
We flagged 2 things worth checking at 89 Bulwer Road
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
89 Bulwer Road's estimated value is more than triple its earliest registered sale price (2007).
£640,000
Modelled from EPC, postcode comparables.
£180,000
Recorded with HM Land Registry.
Sales timeline
16 July 2007Most recent
£180,000
Median price across the last 5 sales in E11 1BY: £232,500 (2022–2003).
Everything we know about 89 Bulwer Road, 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 Bulwer Road homes
89 Bulwer Road outperforms the street on epc rating by a wide margin.
EPC Rating
70 (C)
Street avg 62 (D)
Floor Area
104 m²
Street avg 99 m²
CO₂ Emissions
3.3 t/year
Street avg 4.4 t/year
Habitable Rooms
3 rooms
Street avg 5 rooms
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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
Clarendon Road (E11) — bus stop.
Closest school
0.2 km
Norlington School and 6th Form. 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
54.4dB
Night-time· 23:00 – 07:00
44.2dB