Flat 2, 1 Forest Glade, London, E11 1LU
About Flat 2
Flat 2 is an end-of-terrace house in London (E11 1LU). It has a recorded floor area of 32 m² (around 344 sq ft), construction records dating it to 1900-1929 and council tax band A. At 32 m² this is the 6th smallest of 8 units on EPC record in the building, where floor areas span 14–32 m². The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (45 versus a best of 56). The latest certificate (March 2020) shows an E (score 45), well below the UK norm with real room to improve. Earlier certificates rated it D (May 2016); the latest reading is one band lower. Between certificates, window efficiency dropped from Average to Poor and hot-water efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on electricity.
At 32 m² it sits well below the postcode median (67 m² across 27 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at Flat 2
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
Flat 2 has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at Flat 2
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
Flat 2 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£232,000
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 1LU: £865,000 (2023–2017).
Nearby sales in E11 1LU
5 Forest Glade, Waltham Forest, London, E11 1LU
Sold Aug 2023
£590,00012a, Forest Glade, Waltham Forest, London, E11 1LU
Sold Mar 2022
£555,00018 Forest Glade, Waltham Forest, London, E11 1LU
Sold Jun 2019
£930,00020 Forest Glade, Waltham Forest, London, E11 1LU
Sold Jun 2018
£937,50019 Forest Glade, Waltham Forest, London, E11 1LU
Sold Jul 2017
£865,000
Everything we know about Flat 2, 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 Glade homes
On epc rating, Flat 2 runs well behind the street norm.
EPC Rating
45 (E)
Street avg 56 (D)
Floor Area
32 m²
Street avg 45 m²
CO₂ Emissions
2.4 t/year
Street avg 2.6 t/year
Habitable Rooms
2 rooms
Street avg 2 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
Sir Alfred Hitchcock Hotel — bus stop.
Closest school
0.2 km
Leytonstone 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
55.6dB
Night-time· 23:00 – 07:00
46.6dB