28 Rectory Road, Waltham Forest, London, E17 3BQ
About 28 Rectory Road
28 Rectory Road is a mid-terrace house in Waltham Forest, London, London (E17 3BQ). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1900-1929 and council tax band C. At 62 m² this is the smallest unit on EPC record across the building (62–207 m²). The building's EPC ratings span E to C across 10 units on file. The latest certificate (December 2012) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 74). The latest certificate is from December 2012, so improvements made since then won't be reflected.
At 62 m² it sits well below the postcode median (154 m² across 9 EPCs), making it one of the more compact homes locally. One planning record on file: new windows approved in 2023. Past consents include new windows, meaningful when judging how the property has evolved.
Know exactly what you're buying at 28 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
28 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This certificate is over 10 years old and is no longer valid.Expired 18 Dec 2022
EPC Rating
Planning history
- Dec 2023RenovationFullIn report
Replacement of existing double glazed timber front entrance door with new timber door and replacement of existing uPVC rainwater goods with new to match existing. (Amended Description)
New Windows- Reference
- 232923
We flagged 2 things worth checking at 28 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
28 Rectory Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£387,000
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 28 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