Flat 2, 87 Church Hill, London, E17 3BD
About Flat 2
Flat 2 is a semi-detached house in London (E17 3BD). It has a recorded floor area of 68 m² (around 732 sq ft) and construction records dating it to before 1900. The latest certificate (March 2022) shows a C (score 69), just inside the C band.
One planning record on file: an extension approved in 2025. Past consents include an extension and new windows, meaningful when judging how the property has evolved.
Know exactly what you're buying at Flat 2
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
Planning history
- Apr 2025ExtensionFullIn report
Replacement of existing first floor window with French doors at front elevation to provide access to existing balcony including installation of safety railing and replacement roofing.
New Windows- Reference
- 250976
We flagged 2 things worth checking at Flat 2
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
Flat 2 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£466,000
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 E17 3BD: £482,500 (2025–2021).
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
£650,00087 Church Hill, Waltham Forest, London, E17 3BD
Sold May 2023
£415,00081 Church Hill, Waltham Forest, London, E17 3BD
Sold Jun 2021
£625,00065 Church Hill, Waltham Forest, London, E17 3BD
Sold Feb 2020
£965,000
Everything we know about Flat 2, 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
EPC Rating
69 (C)
Street avg 67 (D)
Floor Area
68 m²
Street avg 63 m²
CO₂ Emissions
2.5 t/year
Street avg 2.5 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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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