13 Hillcrest Road, Waltham Forest, London, E17 4AP
About 13 Hillcrest Road
13 Hillcrest Road is a three-bedroom mid-terrace house in Waltham Forest, London, London (E17 4AP). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (March 2019) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 89), a 2-band jump.
Across 1999–2020, sale prices on this property compounded at 8.7% per year. Today's modelled estimate of £714,000 is 33.5% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£654/sq ft) was about 160.7% above the typical sold price in the postcode. At 76 m² it's 25.3% smaller than the typical home in the postcode (102 m² median across 48 EPCs). Sold January 2020 for £535,000.
Know exactly what you're buying at 13 Hillcrest 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
- Bedrooms3
- Bathrooms1
Outside
- Private gardenWest-facing
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
13 Hillcrest Road has no planning applications on record.
Notable planning nearby
9applications of note in the surrounding area
We flagged 2 things worth checking at 13 Hillcrest 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
13 Hillcrest Road has more than quadrupled in price since its earliest registered sale in 1999.
£714,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.7% per year over 21 years.
£535,000
Growth on file: 8.7% per year over 21 years.
Sales timeline
30 January 2020Most recent
£535,000
+463.2%over 20 years3 June 1999
£95,000
Median price across the last 5 sales in E17 4AP: £450,000 (2025–2022).
Nearby sales in E17 4AP
26 Hillcrest Road, Waltham Forest, London, E17 4AP
Sold Sept 2025
£905,00010 Hillcrest Road, Waltham Forest, London, E17 4AP
Sold Oct 2024
£545,50036 Hillcrest Road, Waltham Forest, London, E17 4AP
Sold Oct 2022
£350,00048 Hillcrest Road, Waltham Forest, London, E17 4AP
Sold Aug 2022
£450,0002 Hillcrest Road, Waltham Forest, London, E17 4AP
Sold May 2022
£650,000
Everything we know about 13 Hillcrest 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 Hillcrest Road homes
On floor area, 13 Hillcrest Road runs well behind the street norm.
Price per m²
£7,039
Street avg £4,274
Floor Area
76 m²
Street avg 110 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
3.1 t/year
Street avg 4.7 t/year
Similar properties nearby
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The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
12/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Beacontree Avenue — bus stop.
Closest school
0.5 km
Frederick Bremer School. 53 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
58.0dB
Night-time· 23:00 – 07:00
49.8dB