10 Rectory Road, Waltham Forest, London, E17 3BQ
About 10 Rectory Road
10 Rectory Road is a mid-terrace house in Waltham Forest, London, London (E17 3BQ). It has a recorded floor area of 184 m² (around 1981 sq ft) and construction records dating it to 1900-1929. The latest certificate (May 2015) shows a C (score 71). The recommended improvements would push it to B (score 84). The latest certificate is from May 2015, so improvements made since then won't be reflected.
16 planning records sit against the property, 10 approved, 5 refused. Past consents include an extension, partial demolition, change of use to residential and a loft conversion, meaningful when judging how the property has evolved. At 184 m² it's 21.4% larger than the typical home in the postcode (152 m² median across 9 EPCs). Today's modelled estimate of £1,305,000 is 45.8% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£452/sq ft) was about 40.4% above the typical sold price in the postcode. Last sale on file: £895,000 in March 2024.
Know exactly what you're buying at 10 Rectory Road
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
10 Rectory Road'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This certificate is over 10 years old and is no longer valid.Expired 10 May 2025
EPC Rating
Planning history
A new windows application was refused at 10 Rectory Road in 2023.
- Nov 2025ExtensionFullIn report
Extension: Single storey · Side and rear of property
Construction of a single storey wraparound rear and side extension at ground floor level.
- Reference
- 252767
- Oct 2024ExtensionFullIn report
Extension: Rear of property
Joint application for the construction of dormer roof extension to main rear roof (with French doors and safety railings), and roof extension above two storey outrigger, with installation of one front window at second floor level and two roof lights to front roof slope at 10 and 12 Rectory Road.
- Reference
- 242424
We flagged 2 things worth checking at 10 Rectory Road
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
10 Rectory Road valuation sits well clear of the typical sold price in this postcode.
£1,305,000
Modelled from EPC, postcode comparables.
£895,000
Recorded with HM Land Registry.
Sales timeline
27 March 2024Most recent
£895,000
Median price across the last 5 sales in E17 3BQ: £1,050,000 (2025–2019).
Nearby sales in E17 3BQ
32 Rectory Road, Waltham Forest, London, E17 3BQ
Sold Sept 2025
£1,760,00012 Rectory Road, Waltham Forest, London, E17 3BQ
Sold Mar 2024
£925,00022 Rectory Road, Waltham Forest, London, E17 3BQ
Sold Jun 2022
£1,300,00018 Rectory Road, Waltham Forest, London, E17 3BQ
Sold Mar 2021
£1,024,5008 Rectory Road, Waltham Forest, London, E17 3BQ
Sold Jan 2019
£1,050,000
Everything we know about 10 Rectory Road, 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 Rectory Road homes
10 Rectory Road is notably below the street on habitable rooms.
Price per m²
£4,864
Street avg £6,958
Floor Area
184 m²
Street avg 167 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
5.1 t/year
Street avg 6.3 t/year
Similar properties nearby
1 Eastfield Road, Waltham Forest
E17 3BA
1 College Place, Waltham Forest
E17 3QA
1 Hillside Gardens, Waltham Forest
E17 3RH
1 Falmer Road, Waltham Forest
E17 3BH
1 Berthons Gardens, Wood Street, Waltham Forest
E17 3NH
1 Dean Gardens, Waltham Forest
E17 3QP
1 Havant Road, Waltham Forest
E17 3JE
1 Alfred Villas, Barrett Road, Waltham Forest
E17 3NB
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
0.1 km
Church Hill Road (E17) — bus stop.
Closest school
0.1 km
Emmanuel Community School. 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
54.9dB
Night-time· 23:00 – 07:00
43.8dB