7 Hilltop, The Drive, London, E17 3BU
About 7 Hilltop
7 Hilltop is a mid-terrace house in London (E17 3BU). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1976-1982 and council tax band B. At 39 m² this is the smallest unit on EPC record across the building (39–43 m²). The building's EPC ratings span E to D, with this unit at the top. On EPC score it ranks first in the building (66 versus a worst of 48). The latest certificate (April 2020) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since January 2015. Between certificates, lighting went from Poor to Very Good. The recommended improvements would push it to C (score 74).
At 39 m² it sits well below the postcode median (86 m² across 4 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 7 Hilltop
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
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
More low energy lighting installed
Ventilation system changed
Planning history
7 Hilltop has no planning applications on record.
Notable planning nearby
9applications of note in the surrounding area
We flagged 2 things worth checking at 7 Hilltop
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
7 Hilltop has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£268,000
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 3BU: £298,800 (2024–2005).
Nearby sales in E17 3BU
Everything we know about 7 Hilltop, 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
0.2 km
Waltham Forest Town Hall — 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
54.6dB
Night-time· 23:00 – 07:00
44.0dB