Cleo House, 3, 9 Bushwood, Waltham Forest, London, E11 3AY
About Cleo House
Cleo House is an end-of-terrace house in Waltham Forest, London, London (E11 3AY). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1930-1949 and council tax band B. At 55 m² this is the smallest unit on EPC record across Cleo House (55–89 m²). The building's EPC ratings span E to D, with this unit at the top. The latest certificate (August 2021) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (January 2009); the latest reading is one band lower. Between certificates, wall efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 80).
At 55 m² it sits well below the postcode median (90 m² across 14 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2001. Past consents include an extension and subdivision, meaningful when judging how the property has evolved.
Know exactly what you're buying at Cleo House
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
Council records show a subdivision application — the property's legal arrangement has been altered.
- Dec 2001SubdivisionFullIn report
Extension: Single storey · Rear of property
Conversion of single family dwellinghouse into 3 x 2 bed and 1 x 1 bedflats involving a ground floor rear extension and enlargement of rear dormer window. Conversion of single family dwellinghouse into 3 x 2 bedrooma nd 1 x 1 bedroom flats involving a ground floor rear extension and enlargement of rear dormer window.
- Council
- **
Extension- Documents
- 1 doc on file
- Reference
- 010405
We flagged 1 thing worth checking at Cleo House
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
Cleo House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£337,000
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 3AY: £510,000 (2025–2017).
Nearby sales in E11 3AY
4a, Bushwood, Waltham Forest, London, E11 3AY
Sold Oct 2025
£534,0005a, Bushwood, Waltham Forest, London, E11 3AY
Sold Feb 2021
£510,000Cleo House, 2, 9 Bushwood, Waltham Forest, London, E11 3AY
Sold Jun 2020
£390,0001 Bushwood, Waltham Forest, London, E11 3AY
Sold Oct 2018
£1,065,0004 Bushwood, Waltham Forest, London, E11 3AY
Sold May 2017
£454,499
Everything we know about Cleo House, 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 Bushwood homes
Floor Area for Cleo House lags the street by a wide margin.
EPC Rating
67 (D)
Street avg 57 (D)
Floor Area
55 m²
Street avg 80 m²
CO₂ Emissions
2.3 t/year
Street avg 4.0 t/year
Habitable Rooms
2 rooms
Street avg 4 rooms
Similar properties nearby
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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
Bush Road / Green Man Rbt — bus stop.
Closest school
0.6 km
Our Lady of Lourdes RC Primary School. 55 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
57.1dB
Night-time· 23:00 – 07:00
48.5dB