172a, High Road Leytonstone, Waltham Forest, London, E11 3HU
About 172a
172a is a detached house in Waltham Forest, London, London (E11 3HU). It has a recorded floor area of 62 m² (around 667 sq ft) and construction records dating it to 1900-1929. At 62 m² this is the 31st smallest of 37 units on EPC record in the building, where floor areas span 11–81 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (December 2020) shows an E (score 54), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since August 2009. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Very Poor to Average. The recommended improvements would lift it to C (score 73), a 2-band jump.
At 62 m² the property is well over the postcode median (42 m² across 65 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs).
Know exactly what you're buying at 172a
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
Wall insulation improved
Planning history
172a has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 1 thing worth checking at 172a
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
172a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£432,000
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 3HU: £171,000 (2025–2023).
Nearby sales in E11 3HU
Flat A, 230 High Road Leytonstone, London, E11 3HU
Sold Oct 2025
£247,500230 High Road Leytonstone, Waltham Forest, London, E11 3HU
Sold Apr 2024
£250,000196b, High Road Leytonstone, London, E11 3HU
Sold Jun 2023
£170,000174a, High Road Leytonstone, Waltham Forest, London, E11 3HU
Sold Nov 2022
£495,000192b, High Road Leytonstone, London, E11 3HU
Sold Jan 2022
£400,000
Everything we know about 172a, 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 High Road Leytonstone homes
On habitable rooms, 172a stands well clear of the street.
EPC Rating
54 (E)
Street avg 68 (D)
Floor Area
62 m²
Street avg 44 m²
CO₂ Emissions
3.8 t/year
Street avg 1.9 t/year
Habitable Rooms
4 rooms
Street avg 2 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
0.1 km
Leytonstone High Road / Thatched House — bus stop.
Closest school
0.2 km
The Jenny Hammond Primary School. 70 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
53.6dB
Night-time· 23:00 – 07:00
42.0dB