87 Church Hill, Waltham Forest, London, E17 3BD
About 87 Church Hill
87 Church Hill is a two-bedroom end-of-terrace house in Waltham Forest, London, London (E17 3BD). It has a recorded floor area of 59 m² (around 632 sq ft), construction records dating it to 1900-1929 and council tax band B. At 59 m² this is the 10th smallest of 35 units on EPC record in the building, where floor areas span 16–184 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (February 2012) shows a C (score 70). The latest certificate is from February 2012, so improvements made since then won't be reflected.
On a £-per-square-foot basis, the last sale (£656/sq ft) was about 239.9% above the typical sold price in the postcode. At 59 m² it's 21.7% smaller than the typical home in the postcode (75 m² median across 45 EPCs). Sold May 2023 for £415,000.
Know exactly what you're buying at 87 Church Hill
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
- Bedrooms2
- Bathrooms1
Building
- Heating systemGas
Energy performance
87 Church Hill's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Feb 2022
EPC Rating
Planning history
87 Church Hill has no planning applications on record.
Notable planning nearby
9applications of note in the surrounding area
We flagged 2 things worth checking at 87 Church Hill
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
- Larger development activity nearby
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Sales history & valuation
87 Church Hill valuation sits well clear of the typical sold price in this postcode.
£430,000
Modelled from EPC, postcode comparables.
£415,000
Recorded with HM Land Registry.
Sales timeline
31 May 2023Most recent
£415,000
Median price across the last 5 sales in E17 3BD: £625,000 (2025–2020).
Nearby sales in E17 3BD
85a, Church Hill, Waltham Forest, London, E17 3BD
Sold Oct 2025
£482,500107 Church Hill, Waltham Forest, London, E17 3BD
Sold Sept 2023
£650,00081 Church Hill, Waltham Forest, London, E17 3BD
Sold Jun 2021
£625,00065 Church Hill, Waltham Forest, London, E17 3BD
Sold Feb 2020
£965,00067 Church Hill, Waltham Forest, London, E17 3BD
Sold Nov 2015
£900,000
Everything we know about 87 Church Hill, 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
- Larger development activity nearby
Versus other Church Hill homes
87 Church Hill is notably below the street on years held.
Price per m²
£7,064
Street avg £4,871
Floor Area
59 m²
Street avg 63 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.2 t/year
Street avg 2.6 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
12/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Church Hill Road (E17) — bus stop.
Closest school
0.1 km
Walthamstow School for Girls. 62 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
54.6dB
Night-time· 23:00 – 07:00
43.3dB