23 Forest Drive East, Waltham Forest, London, E11 1JX

23 Forest Drive East is a five-bedroom mid-terrace house in Waltham Forest, London, London (E11 1JX). It has a recorded floor area of 174 m² (around 1873 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (July 2025) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since August 2010. Between certificates, hot-water efficiency went from Average to Good and main heating went from Average to Good; while roof efficiency dropped from Very Good to Average and window efficiency dropped from Good to Poor. The recommended improvements would lift it to B (score 81), a 2-band jump. Period features are noted in the property record.

At 174 m² the property is well over the postcode median (102 m² across 32 EPCs), placing it in the larger end of the local stock. Across 1996–2012, sale prices on this property compounded at 9.5% per year. Today's modelled estimate of £1,144,000 sits 154.2% above the 2012 sale of £450,000. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 26.4% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a conservatory and a loft conversion, meaningful when judging how the property has evolved. Last sold in May 2012, so it's been off the market for around 14 years.