8 Rectory Road, Waltham Forest, London, E17 3BQ
About 8 Rectory Road
8 Rectory Road is a four-bedroom mid-terrace house in Waltham Forest, London, London (E17 3BQ). It has a recorded floor area of 152 m² (around 1631 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (May 2010) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 61). The latest certificate is from May 2010, so improvements made since then won't be reflected.
2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). Across 2010–2019, sale prices on this property compounded at 10.5% per year. Today's modelled estimate of £1,386,000 is 32% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£644/sq ft) was about 74.7% above the typical sold price in the postcode. Most recent transfer: January 2019 at £1,050,000.
Know exactly what you're buying at 8 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
- Bedrooms4
- Bathrooms2
- Dining roomYes
Outside
- Private gardenRear
Building
- Heating systemGas
- RefurbishedYes
Energy performance
8 Rectory Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 May 2020
EPC Rating
Planning history
A a single-storey rear extension application was refused at 8 Rectory Road in 2025.
- Jul 2025ExtensionFullIn report
Extension: Single storey · Rear of property
Joint application for the construction of single storey rear wrap-around extensions, provision of bicycle storage and associated landscaping to Nos. 8 and 10 Rectory Road.
- Reference
- 251895
- Apr 2025ExtensionFullIn report
Extension: Single storey · Rear of property
Joint application for the construction of a single storey rear wraparound extension to No. 8 and 10 Rectory Road. Provision of refuse/ recycling storage facilities and bicycle secure storage within front garden.
- Reference
- 251036
We flagged 2 things worth checking at 8 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
Sale price has at least doubled since 2010.
£1,386,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.5% per year over 8 years.
£1,050,000
Growth on file: 10.5% per year over 8 years.
Sales timeline
10 January 2019Most recent
£1,050,000
+133.3%over 8 years29 July 2010
£450,000
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 8 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
EPC Rating for 8 Rectory Road lags the street by a wide margin.
Price per m²
£6,929
Street avg £6,614
Floor Area
152 m²
Street avg 172 m²
Habitable Rooms
8 rooms
Street avg 7 rooms
CO₂ Emissions
9.3 t/year
Street avg 5.6 t/year
Similar properties nearby
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1 Havant Road, Waltham Forest
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1 Eastfield Road, Waltham Forest
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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