21b, Forest Drive West, London, E11 1JZ
About 21b
21b is a mid-terrace house in London (E11 1JZ). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (August 2023) shows a C (score 71). When first surveyed in November 2008 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good and lighting went from Poor to Very Good. At 51 m² this is the 34th smallest of 45 units on EPC record in the building, where floor areas span 15–141 m². The building's EPC ratings span E to B across 45 units on file.
Held since July 2003 — that's 23 years off the open market, well above the local norm. Today's modelled estimate of £342,000 sits 171.4% above the 2003 sale of £126,000. On a £-per-square-foot basis, the last sale (£230/sq ft) was about 24.4% below the postcode norm.
Know exactly what you're buying at 21b
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
Single glazing replaced with double or better glazing
More low energy lighting installed
Planning history
21b has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 21b
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
21b valuation sits well clear of the typical sold price in this postcode.
£342,000
Modelled from EPC, postcode comparables.
£126,000
Recorded with HM Land Registry.
Sales timeline
24 July 2003Most recent
£126,000
Median price across the last 5 sales in E11 1JZ: £551,000 (2024–2024).
Nearby sales in E11 1JZ
69 Forest Drive West, Waltham Forest, London, E11 1JZ
Sold Nov 2024
£957,00043 Forest Drive West, Waltham Forest, London, E11 1JZ
Sold Nov 2024
£1,250,000Lower Flat, 101 Forest Drive West, London, E11 1JZ
Sold Nov 2024
£551,00019a, Forest Drive West, London, E11 1JZ
Sold Oct 2024
£341,00015d, Forest Drive West, London, E11 1JZ
Sold Aug 2024
£315,000
Everything we know about 21b, 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 West homes
On price per m², 21b runs well behind the street norm.
Price per m²
£2,471
Street avg £4,901
Floor Area
51 m²
Street avg 48 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.2 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
Bulwer Road (E11) — bus stop.
Closest school
0.5 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
53.8dB
Night-time· 23:00 – 07:00
43.1dB