20 Rectory Road, Waltham Forest, London, E17 3BQ
About 20 Rectory Road
20 Rectory Road is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 3BQ). It has a recorded floor area of 66 m² (around 710 sq ft), construction records dating it to 1900-1929 and council tax band C. Tenure is freehold. At 66 m² this is the 2nd smallest of 10 units on EPC record in the building, where floor areas span 62–207 m². The building's EPC ratings span E to C across 10 units on file. Other recorded features include a self-contained annexe. Period features are noted in the property record. The latest certificate (September 2015) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78). The latest certificate is from September 2015, so improvements made since then won't be reflected.
At 66 m² it sits well below the postcode median (154 m² across 9 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 20 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
What this property has
Inside
- Bedrooms2
- Bathrooms1
Outside
- Private gardenRear
Building
- TenureFreehold
- Period featuresYes
Energy performance
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Sept 2025
EPC Rating
Planning history
20 Rectory Road has no planning applications on record.
Notable planning nearby
9applications of note in the surrounding area
We flagged 2 things worth checking at 20 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
30-day money-back guarantee
Sales history & valuation
20 Rectory Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£471,000
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 3BQ: £1,024,500 (2025–2021).
Nearby sales in E17 3BQ
32 Rectory Road, Waltham Forest, London, E17 3BQ
Sold Sept 2025
£1,760,00010 Rectory Road, Waltham Forest, London, E17 3BQ
Sold Mar 2024
£895,00012 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
£1,024,500
Everything we know about 20 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
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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
0.1 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