25b, Grosvenor Road, London, E11 2EW
About 25b
25b is an end-of-terrace house in London (E11 2EW). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1900-1929 and council tax band C. At 55 m² this is the 18th smallest of 40 units on EPC record in the building, where floor areas span 36–104 m². The building's EPC ratings span G to C, with this unit at the top. The latest certificate (June 2021) shows a C (score 71).
Across 1998–2012, sale prices on this property compounded at 8.1% per year. Today's modelled estimate of £413,000 sits 67.2% above the 2012 sale of £247,000. On a £-per-square-foot basis, the last sale (£417/sq ft) was about 20.4% above the typical sold price in the postcode. On the market in August 2012 and unlisted since — roughly 14 years.
Know exactly what you're buying at 25b
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
Planning history
25b has no planning applications on record.
Notable planning nearby
18applications of note in the surrounding area
We flagged 1 thing worth checking at 25b
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
30-day money-back guarantee
Sales history & valuation
25b has more than tripled in price since its earliest registered sale in 1998.
£413,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.1% per year over 14 years.
£247,000
Growth on file: 8.1% per year over 14 years.
Sales timeline
7 August 2012Most recent
£247,000
+208.8%over 14 years4 March 1998
£80,000
Median price across the last 5 sales in E11 2EW: £440,000 (2025–2024).
Nearby sales in E11 2EW
Flat 2, 13 Grosvenor Road, London, E11 2EW
Sold Jul 2025
£494,210Flat 1, 35 Grosvenor Road, Redbridge, London, E11 2EW
Sold Apr 2025
£400,000Flat 3, 13 Grosvenor Road, London, E11 2EW
Sold Mar 2025
£440,00033c, Grosvenor Road, London, E11 2EW
Sold Mar 2024
£385,000Flat 2, 15 Grosvenor Road, London, E11 2EW
Sold Feb 2024
£565,000
Everything we know about 25b, 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
Versus other Grosvenor Road homes
On epc rating, 25b stands well clear of the street.
Price per m²
£4,491
Street avg £5,855
Floor Area
55 m²
Street avg 63 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.9 t/year
Street avg 2.7 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
Elmcroft Avenue — bus stop.
Closest school
0.3 km
Wanstead Church School. 42 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
54.8dB
Night-time· 23:00 – 07:00
45.5dB