25 Birch Grove, Waltham Forest, London, E11 4YG
About 25 Birch Grove
25 Birch Grove is a mid-terrace house in Waltham Forest, London, London (E11 4YG). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (April 2025) shows a C (score 73). When first surveyed in January 2009 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good. The recommended improvements would push it to B (score 86).
At 81 m² it's 22.1% smaller than the typical home in the postcode (104 m² median across 29 EPCs).
Know exactly what you're buying at 25 Birch Grove
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
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Window efficiency improved
Loft insulation upgraded to recommended levels
Floor insulation added or improved
Planning history
25 Birch Grove has no planning applications on record.
Notable planning nearby
24applications of note in the surrounding area
We flagged 1 thing worth checking at 25 Birch Grove
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
25 Birch Grove has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£610,000
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 4YG: £535,000 (2025–2017).
Nearby sales in E11 4YG
90 Birch Grove, Waltham Forest, London, E11 4YG
Sold Jan 2025
£656,00096 Birch Grove, Waltham Forest, London, E11 4YG
Sold Mar 2021
£535,00074 Birch Grove, Waltham Forest, London, E11 4YG
Sold Aug 2020
£551,00028 Birch Grove, Waltham Forest, London, E11 4YG
Sold Oct 2017
£263,66892 Birch Grove, Waltham Forest, London, E11 4YG
Sold Apr 2016
£179,691
Everything we know about 25 Birch Grove, 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 Birch Grove homes
Floor Area for 25 Birch Grove lags the street by a wide margin.
EPC Rating
73 (C)
Street avg 74 (C)
Floor Area
81 m²
Street avg 101 m²
CO₂ Emissions
2.3 t/year
Street avg 2.7 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
Similar properties nearby
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1 Calderon Road, Waltham Forest
E11 4ET
1 Elm Road, Waltham Forest
E11 4DN
1 Goodall Road, Waltham Forest
E11 4ER
1 Anglian Road, Waltham Forest
E11 4YB
1 Harold Road, Waltham Forest
E11 4QX
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
Harrow Green — bus stop.
Closest school
0.2 km
The Jenny Hammond Primary School. 68 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
55.2dB
Night-time· 23:00 – 07:00
44.3dB