35c, Forest Drive East, London, E11 1JX
About 35c
35c is a mid-terrace house in London (E11 1JX). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to 1900-1929 and council tax band B. At 37 m² this is the smallest unit on EPC record across the building (37–47 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (61 versus a best of 79). The latest certificate (July 2019) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2008. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Poor to Good and hot-water efficiency went from Average to Good.
At 37 m² it sits well below the postcode median (122 m² across 32 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 35c
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
Hot water efficiency improved
Windows upgraded, improving insulation
Wall insulation improved
More low energy lighting installed
Ventilation system changed
Planning history
35c has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 35c
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
35c has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£276,000
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 1JX: £810,000 (2025–2023).
Nearby sales in E11 1JX
63 Forest Drive East, Waltham Forest, London, E11 1JX
Sold Aug 2025
£1,044,00013 Forest Drive East, Waltham Forest, London, E11 1JX
Sold Nov 2024
£1,540,50057 Forest Drive East, Waltham Forest, London, E11 1JX
Sold Sept 2024
£810,0003 Forest Drive East, Waltham Forest, London, E11 1JX
Sold Mar 2024
£450,00035d, Forest Drive East, London, E11 1JX
Sold Mar 2023
£212,500
Everything we know about 35c, 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 Forest Drive East homes
Floor Area for 35c lags the street by a wide margin.
EPC Rating
61 (D)
Street avg 72 (C)
Floor Area
37 m²
Street avg 49 m²
CO₂ Emissions
2.2 t/year
Street avg 1.7 t/year
Habitable Rooms
2 rooms
Street avg 3 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
0.1 km
Peterborough Road Leytonstone — bus stop.
Closest school
0.1 km
Gwyn Jones Primary School. 60 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
53.0dB
Night-time· 23:00 – 07:00
42.3dB