25c, Grosvenor Road, London, E11 2EW
About 25c
25c is a semi-detached house in London (E11 2EW). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (December 2010) shows an F (score 21), near the bottom of the EPC scale. The recommended improvements would push it to E (score 52). Main heating runs on electricity. The latest certificate is from December 2010, so improvements made since then won't be reflected. At 53 m² this is the 15th 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 across 40 units on file.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 25c
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
25c sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 Dec 2020
EPC Rating
Planning history
25c has no planning applications on record.
Notable planning nearby
18applications of note in the surrounding area
We flagged 1 thing worth checking at 25c
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
25c has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£370,000
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 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 25c, 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, 25c runs well behind the street norm.
EPC Rating
21 (F)
Street avg 65 (D)
Floor Area
53 m²
Street avg 63 m²
CO₂ Emissions
4.4 t/year
Street avg 2.7 t/year
Habitable Rooms
3 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
0.2 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