25a, Browning Road, Waltham Forest, London, E11 3AR
About 25a
25a is a one-bedroom detached house in Waltham Forest, London, London (E11 3AR). It has a recorded floor area of 33 m² (around 355 sq ft), construction records dating it to 1983-1990 and council tax band B. The latest certificate (October 2020) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in July 2009 the rating was G, the property has climbed 3 bands since. Between certificates, hot-water efficiency went from Very Poor to Good, lighting went from Very Poor to Very Good and main heating went from Very Poor to Good. The recommended improvements would lift it to B (score 89), a 2-band jump.
It hasn't traded since March 2002, a hold of 24 years that's notably long for the area. Today's modelled estimate of £346,000 sits 143.7% above the 2002 sale of £142,000. At 33 m² it sits well below the postcode median (58 m² across 57 EPCs), making it one of the more compact homes locally.
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
What this property has
Inside
- Bedrooms1
Building
- Central heatingYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Upgraded to gas central heating
Connected to mains gas supply
Heating controls upgraded for better temperature management
Hot water system upgraded
More low energy lighting installed
Planning history
25a has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 1 thing 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
30-day money-back guarantee
Sales history & valuation
25a valuation sits well clear of the typical sold price in this postcode.
£346,000
Modelled from EPC, postcode comparables.
£142,000
Recorded with HM Land Registry.
Sales timeline
25 March 2002Most recent
£142,000
Median price across the last 5 sales in E11 3AR: £584,000 (2025–2024).
Nearby sales in E11 3AR
55 Browning Road, Waltham Forest, London, E11 3AR
Sold Jun 2025
£655,00054 Browning Road, Waltham Forest, London, E11 3AR
Sold Nov 2024
£685,00019 Browning Road, Waltham Forest, London, E11 3AR
Sold Oct 2024
£584,00060 Browning Road, Waltham Forest, London, E11 3AR
Sold Sept 2024
£330,0002a, Browning Road, Waltham Forest, London, E11 3AR
Sold Aug 2024
£400,000
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
Versus other Browning Road homes
Floor Area for 25a lags the street by a wide margin.
Price per m²
£4,303
Street avg £6,202
Floor Area
33 m²
Street avg 74 m²
Habitable Rooms
2 rooms
Street avg 4 rooms
CO₂ Emissions
1.7 t/year
Street avg 3.5 t/year
Similar properties nearby
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1 Browning Road, Waltham Forest
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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
Green Man Roundabout — bus stop.
Closest school
0.6 km
George Tomlinson Primary 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
57.3dB
Night-time· 23:00 – 07:00
48.4dB