Hancocke House, Flat 10, The Drive, Waltham Forest, London, E17 3DA
About Hancocke House
Hancocke House is a mid-terrace house in Waltham Forest, London, London (E17 3DA). It has a recorded floor area of 69 m² (around 738 sq ft), construction records dating it to 1930-1949 and council tax band B. At 69 m² this is the 2nd smallest of 12 units on EPC record in Hancocke House, where floor areas span 68–85 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (December 2008) shows a C (score 74). The latest certificate is from December 2008, so improvements made since then won't be reflected.
Untraded for 17 years, with the last transfer in June 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £323,000 sits 152.3% above the 2009 sale of £128,000. On a £-per-square-foot basis, the last sale (£173/sq ft) was about 26.7% below the postcode norm.
Know exactly what you're buying at Hancocke House
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
Hancocke House'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This certificate is over 10 years old and is no longer valid.Expired 23 Dec 2018
EPC Rating
Planning history
Hancocke House has no planning applications on record.
Notable planning nearby
9applications of note in the surrounding area
We flagged 2 things worth checking at Hancocke House
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
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£323,000
Modelled from EPC, postcode comparables.
£128,000
Recorded with HM Land Registry.
Sales timeline
30 June 2009Most recent
£128,000
Median price across the last 4 sales in E17 3DA: £185,050 (2024–1998).
Everything we know about Hancocke House, 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 The Drive homes
Hancocke House outperforms the street on habitable rooms by a wide margin.
Price per m²
£1,866
Street avg £3,297
Floor Area
69 m²
Street avg 78 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
2.5 t/year
Street avg 3.0 t/year
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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 College — bus stop.
Closest school
0.2 km
Emmanuel Community School. 64 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
44.3dB