25a, Church Lane, Waltham Forest, London, E11 1HG
About 25a
25a is a mid-terrace house in Waltham Forest, London, London (E11 1HG). It has a recorded floor area of 81 m² (around 872 sq ft) and construction records dating it to 1900-1929. At 81 m² this is the 11th smallest of 22 units on EPC record in the building, where floor areas span 14–106 m². The building's EPC ratings span E to C across 22 units on file. The latest certificate (September 2021) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 70).
At 81 m² it's 29.6% larger than the typical home in the postcode (63 m² median across 26 EPCs). One historical planning record sits against the property in 2017.
Know exactly what you're buying at 25a
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
Planning history
- Nov 2017AmendmentIn report
Lawful development Certificate (Existing)-Continuous use of first and second floors as two self contained flats.
- Council
- LEYTONSTONE
Retrospective- Documents
- 5 docs on file
- Reference
- 173526
We flagged 2 things worth checking at 25a
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
25a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£494,000
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 1HG: £342,000 (2022–2008).
Nearby sales in E11 1HG
22a, Church Lane, Waltham Forest, London, E11 1HG
Sold Feb 2022
£425,00031a, Church Lane, Waltham Forest, London, E11 1HG
Sold Dec 2020
£475,0009a, Church Lane, Waltham Forest, London, E11 1HG
Sold Apr 2019
£5,00016a, Church Lane, Waltham Forest, London, E11 1HG
Sold Jun 2008
£342,00019a, Church Lane, Waltham Forest, London, E11 1HG
Sold Nov 2006
£165,000
Everything we know about 25a, 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 Church Lane homes
EPC Rating
65 (D)
Street avg 64 (D)
Floor Area
81 m²
Street avg 67 m²
CO₂ Emissions
3.3 t/year
Street avg 3.2 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
1 Corbicum, Waltham Forest
E11 1AW
1 Kingsley Grange, The Rise, Redbridge
E11 1QB
1 Integer Gardens, Forest Road, Waltham Forest
E11 1LJ
1 Hainault Road, Waltham Forest
E11 1ED
1 Forest Road, Waltham Forest
E11 1JT
1 Connor Close, Waltham Forest
E11 1BP
1 Forest Drive West, Waltham Forest
E11 1JZ
1 Kings Road, Waltham Forest
E11 1AU
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
0.1 km
Leytonstone Underground Station — subway entrance.
Closest school
0.2 km
George Tomlinson Primary School. 55 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
56.3dB
Night-time· 23:00 – 07:00
47.0dB