12a, Nightingale Lane, Redbridge, London, E11 2HE
About 12a
12a is a detached house in Redbridge, London, London (E11 2HE). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (November 2021) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in March 2014 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good and lighting went from Good to Very Good. At 53 m² this is the 4th smallest of 21 units on EPC record in the building, where floor areas span 48–142 m². The building's EPC ratings span F to C across 21 units on file.
At 53 m² it sits well below the postcode median (81 m² across 22 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 12a
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
Heating controls upgraded for better temperature management
Window efficiency improved
More low energy lighting installed
Planning history
12a has no planning applications on record.
Notable planning nearby
18applications of note in the surrounding area
We flagged 1 thing worth checking at 12a
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
12a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£305,000
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 2HE: £637,250 (2024–2021).
Nearby sales in E11 2HE
42 Nightingale Lane, Redbridge, London, E11 2HE
Sold Jun 2024
£700,00064 Nightingale Lane, Redbridge, London, E11 2HE
Sold May 2024
£650,00062 Nightingale Lane, Redbridge, London, E11 2HE
Sold Dec 2023
£525,00058 Nightingale Lane, Redbridge, London, E11 2HE
Sold Jan 2022
£490,00030 Nightingale Lane, Redbridge, London, E11 2HE
Sold Jul 2021
£810,000
Everything we know about 12a, 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
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1 Esmat Close, Nightingale Lane, Redbridge
E11 2HE
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. 43 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
45.6dB