Hancocke House, Flat 6, The Drive, Waltham Forest, London, E17 3DA
About Hancocke House
Hancocke House is a semi-detached house in Waltham Forest, London, London (E17 3DA). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1930-1949 and council tax band B. At 71 m² this is the 5th 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 2025) shows a C (score 69), just inside the C band. When first surveyed in March 2010 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average; while hot-water efficiency dropped from Very Good to Good and lighting dropped from Average to Poor. This certificate was lodged in the last six months, so the rating reflects current condition.
Today's modelled estimate of £343,000 is 45.3% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£309/sq ft) was about 83.3% above the typical sold price in the postcode. Last sold in March 2018, so it's been off the market for around 8 years.
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
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water efficiency decreased
Loft insulation installed or upgraded to 250mm+
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
Hancocke House valuation sits well clear of the typical sold price in this postcode.
£343,000
Modelled from EPC, postcode comparables.
£236,100
Recorded with HM Land Registry.
Sales timeline
5 March 2018Most recent
£236,100
Median price across the last 4 sales in E17 3DA: £131,000 (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
CO₂ Emissions for Hancocke House runs comfortably ahead of the street norm.
Price per m²
£3,325
Street avg £2,811
Floor Area
71 m²
Street avg 77 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
2.2 t/year
Street avg 3.1 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