2 Blake Hall Crescent, Redbridge, London, E11 3RH
About 2 Blake Hall Crescent
2 Blake Hall Crescent is a three-bedroom end-of-terrace house in Redbridge, London, London (E11 3RH). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (April 2022) shows an E (score 45), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump. Our model identifies extension potential, subject to local planning policy.
Today's modelled estimate of £1,018,000 is 16.3% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£630/sq ft) was about 80.5% above the typical sold price in the postcode. At 129 m² it's 18.4% smaller than the typical home in the postcode (158 m² median across 19 EPCs). Most recent transfer: August 2023 at £875,000.
Know exactly what you're buying at 2 Blake Hall Crescent
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
- Bedrooms3
- StudyYes
Outside
- GarageYes
Building
- Extension potentialPossible
Energy performance
2 Blake Hall Crescent's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
2 Blake Hall Crescent has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 1 thing worth checking at 2 Blake Hall Crescent
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
2 Blake Hall Crescent valuation sits well clear of the typical sold price in this postcode.
£1,018,000
Modelled from EPC, postcode comparables.
£875,000
Recorded with HM Land Registry.
Sales timeline
31 August 2023Most recent
£875,000
Median price across the last 5 sales in E11 3RH: £1,160,000 (2025–2021).
Nearby sales in E11 3RH
Empress House, Flat 2, 7 Blake Hall Crescent, Redbridge, London, E11 3RH
Sold Apr 2025
£350,00020 Blake Hall Crescent, Redbridge, London, E11 3RH
Sold Jan 2025
£1,820,00012 Blake Hall Crescent, Redbridge, London, E11 3RH
Sold Aug 2024
£1,080,00032 Blake Hall Crescent, Redbridge, London, E11 3RH
Sold Oct 2021
£1,160,00017 Blake Hall Crescent, Redbridge, London, E11 3RH
Sold Jun 2021
£1,175,000
Everything we know about 2 Blake Hall Crescent, 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 Blake Hall Crescent homes
2 Blake Hall Crescent is notably below the street on habitable rooms.
Price per m²
£6,783
Street avg £5,179
Floor Area
129 m²
Street avg 179 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
7.8 t/year
Street avg 9.4 t/year
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The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Blake Hall Crescent — bus stop.
Closest school
0.8 km
Aldersbrook Primary School. 58 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
52.0dB
Night-time· 23:00 – 07:00
44.1dB