25a, Fladgate Road, London, E11 1LX
About 25a
25a is a mid-terrace house in London (E11 1LX). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to before 1900 and council tax band C. At 70 m² this is the 10th smallest of 17 units on EPC record in the building, where floor areas span 27–80 m². The building's EPC ratings span E to C across 17 units on file. The latest certificate (July 2013) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from July 2013, so improvements made since then won't be reflected.
Across 2007–2019, sale prices on this property compounded at 5.5% per year. On a £-per-square-foot basis, the last sale (£630/sq ft) was about 99.3% above the typical sold price in the postcode. Sold March 2019 for £475,000.
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
25a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Jul 2023
EPC Rating
Planning history
25a has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
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 valuation sits well clear of the typical sold price in this postcode.
£496,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.5% per year over 12 years.
£475,000
Growth on file: 5.5% per year over 12 years.
Sales timeline
27 March 2019Most recent
£475,000
+57.0%over 5 years16 October 2013
£302,500
+21.0%over 6 years8 March 2007
£249,995
Median price across the last 5 sales in E11 1LX: £591,000 (2024–2019).
Nearby sales in E11 1LX
41 Fladgate Road, Waltham Forest, London, E11 1LX
Sold Oct 2024
£430,000Flat 2, 65 Fladgate Road, London, E11 1LX
Sold Dec 2023
£422,000Ground Floor Flat, 15 Fladgate Road, London, E11 1LX
Sold Feb 2023
£591,0009 Fladgate Road, Waltham Forest, London, E11 1LX
Sold Nov 2020
£1,426,00033 Fladgate Road, Waltham Forest, London, E11 1LX
Sold Nov 2019
£675,000
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 Fladgate Road homes
Years Held for 25a lags the street by a wide margin.
Price per m²
£6,786
Street avg £4,553
Floor Area
70 m²
Street avg 61 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.9 t/year
Street avg 2.6 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
0.1 km
Sir Alfred Hitchcock Hotel — bus stop.
Closest school
0.3 km
Leytonstone School. 57 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
57.0dB
Night-time· 23:00 – 07:00
48.4dB