What kind of home is 32 Blake Hall Crescent, E11 3RH?

32 Blake Hall Crescent, E11 3RH is a 4-bedroom semi-detached house.

When did 32 Blake Hall Crescent, E11 3RH last change hands?

32 Blake Hall Crescent, E11 3RH last sold for £1,160,000 in October 2021, around 5 years ago. Before that, it sold for £149,500 in December 1996, so prices have been rising over 25 years on record. Source: HM Land Registry.

Has 32 Blake Hall Crescent, E11 3RH appreciated in value?

Across 2 sales between December 1996 and October 2021, 32 Blake Hall Crescent, E11 3RH rose from £149,500 to £1,160,000, a change of £1,010,500. That works out to roughly +8.6% per year compounded over 25 years. Source: HM Land Registry.

What is the EPC rating for 32 Blake Hall Crescent, E11 3RH?

The current EPC rating for 32 Blake Hall Crescent, E11 3RH is D with a score of 56 out of 100, lodged in August 2021. The assessor estimates the property could reach a C. Source: EPC Register.

How big is 32 Blake Hall Crescent, E11 3RH?

32 Blake Hall Crescent, E11 3RH has a recorded floor area of 166 m² (1,787 sq ft), around 42 m² per bedroom. That makes it about 12% larger than the median EPC-recorded property in E11 3RH. Source: EPC Register.

What heating system does 32 Blake Hall Crescent, E11 3RH use?

The latest EPC at 32 Blake Hall Crescent, E11 3RH records mains gas as the main heating fuel. Source: EPC Register.

What planning history does 32 Blake Hall Crescent, E11 3RH have?

32 Blake Hall Crescent, E11 3RH has 2 approved extension applications on file including rear extension and rear extension. Source: PlanIt planning register.

What is the council tax band for 32 Blake Hall Crescent, E11 3RH?

32 Blake Hall Crescent, E11 3RH is in council tax band F. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is 32 Blake Hall Crescent, E11 3RH in?

32 Blake Hall Crescent, E11 3RH sits in Redbridge, London, London. It falls within the E11 postcode district.

What is crime like near 32 Blake Hall Crescent, E11 3RH?

Police records around 32 Blake Hall Crescent, E11 3RH show an average of 5 reported crimes per month over the last 13 months. Violent crime makes up roughly 23% of reports, the most common category. The overall trend is rising (285% versus the prior period). Source: Police UK.

What schools are near 32 Blake Hall Crescent, E11 3RH?

The closest primary school to 32 Blake Hall Crescent, E11 3RH is Aldersbrook Primary School (764m), one of 44 primaries within walking distance. The closest secondary is Buxton School (1.1km), with 14 secondaries in the surrounding area.

What transport links are near 32 Blake Hall Crescent, E11 3RH?

The closest bus stop to 32 Blake Hall Crescent, E11 3RH is Blake Hall Crescent, 160m away. The nearest rail option is Leytonstone High Road Station, 1.1km away.

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32 Blake Hall Crescent, Redbridge, London, E11 3RH

4 planning records

Property type

Semi-detached

Bedrooms

Bathroom

Floor area

166 m²

1787 sq ft

Energy rating

Score 56

Council tax

Band F

Tenure

Owner Occupied

Overview

About 32 Blake Hall Crescent

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

32 Blake Hall Crescent is a four-bedroom semi-detached house in Redbridge, London, London (E11 3RH). It has a recorded floor area of 166 m² (around 1787 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (August 2021) shows a D (score 56), a step below the typical UK home. The recommended improvements would push it to C (score 80). Period features are noted in the property record.

4 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a basement excavation, a loft conversion and solar panel installation, meaningful when judging how the property has evolved. Across 1996–2021, sale prices on this property compounded at 8.6% per year. On a £-per-square-foot basis, the last sale (£649/sq ft) was about 78.8% above the typical sold price in the postcode. Sold October 2021 for £1,160,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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Know exactly what you're buying at 32 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

Signs of HMO activity in the area

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

Bedrooms4
Bathrooms1
Dining roomYes
EnsuiteYes

Outside

ParkingOff road

Building

Period featuresYes

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

32 Blake Hall Crescent's carbon output runs well above what efficient homes in the postcode produce.

EPC Rating

D56

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

7.5 t/year

Occupancy

Owner Occupied

Planning

Planning history

Applications and permits filed against 32 Blake Hall Crescent, Redbridge, London, E11 3RH, sourced from the PlanIt planning register.

Planning history includes both a loft conversion and an extension — the classic family-home expansion.

Sept 2025
ExtensionFull
In report
Extension: Rear of property
Alternations to fenestrations to single storey rear extension with rooflights. (Part Retrospective). (Summary).
Council
Neighbourhood CIL Area - West, BC Area 4 West (BA), DM Area - North/West, SANGS Catchment Zone - Roding Valley Park
Retrospective
Documents
8 docs on file
Reference
1697/25
View planning record
Jul 2022
Tree WorksTrees
In report
T1 (Ash) - fell to ground level; T2 (Sycamore) - re-pollard 2.5 - 3m; and T3 (Eucalyptus) - reduce height by 3 - 4m (Summary).
Council
Neighbourhood CIL Area - West, BC Area 4 West (BA)
Documents
5 docs on file
Reference
2082/22
View planning record

Before you offer

We flagged 1 thing worth checking at 32 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

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Price for 32 Blake Hall Crescent has grown more than fourfold since the 1996 starting point.

Current estimate

£1,232,000

Modelled from EPC, postcode comparables and a sale-price growth of 8.6% per year over 25 years.

See how we calculated this

Last sold (2021)

£1,160,000

Growth on file: 8.6% per year over 25 years.

Sales timeline

23 October 2021Most recent
£1,160,000
+675.9%over 24 years
17 December 1996
£149,500

Median price across the last 5 sales in E11 3RH: £1,080,000 (2025–2021).

Nearby sales in E11 3RH

Before you offer

Everything we know about 32 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

£14.99

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On the street

Versus other Blake Hall Crescent homes

Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 32 Blake Hall Crescent runs comfortably ahead of the street norm.

Price per m²

£6,988

Street avg £5,163

Strongly above

Floor Area

166 m²

Street avg 176 m²

On par

Habitable Rooms

7 rooms

Street avg 7 rooms

On par

CO₂ Emissions

7.5 t/year

Street avg 9.4 t/year

Above

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£879k

1 Forest View, Waltham Forest

E11 3AP

4 bed3 bath

£756k

1 Barfield Road, Waltham Forest

E11 3AF

3 bed

£669k

1 Eve Road, Waltham Forest

E11 3JE

3 bed

£1.4m

1 Bushwood, Waltham Forest

E11 3AY

6 bed1 bath

£300k

1 Cookes Close, Waltham Forest

E11 3EF

3 bed

£757k

1 Belton Road, Waltham Forest

E11 3JD

2 bed2 bath

£712k

1 Elsham Road, Waltham Forest

E11 3JH

2 bed1 bath

£637k

1 Aylmer Road, Waltham Forest

E11 3AD

2 bed

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the London district page.

Full London report

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around E11 3RH from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

52.0dB

Low

Night-time road noise heatmap for E11 3RH

Night-time· 23:00 – 07:00

44.1dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 32 Blake Hall Crescent, Redbridge, London, E11 3RH. Each answer is also embedded as structured data for search engines.