Flat 1, 28 Hillcrest Road, Waltham Forest, London, E17 4AP
About Flat 1
Flat 1 is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 4AP). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (January 2023) shows a C (score 69), just inside the C band. When first surveyed in July 2011 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Poor to Very Good. Period features are noted in the property record.
It hasn't traded since February 2006, a hold of 20 years that's notably long for the area. Today's modelled estimate of £413,000 sits 147.7% above the 2006 sale of £166,740. At 64 m² it sits well below the postcode median (102 m² across 48 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at Flat 1
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
- Bedrooms2
Outside
- Private gardenYes
Building
- Period featuresYes
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
More low energy lighting installed
Planning history
Flat 1 has no planning applications on record.
Notable planning nearby
9applications of note in the surrounding area
We flagged 2 things worth checking at Flat 1
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
Flat 1 valuation sits well clear of the typical sold price in this postcode.
£413,000
Modelled from EPC, postcode comparables.
£166,740
Recorded with HM Land Registry.
Sales timeline
9 February 2006Most recent
£166,740
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 Flat 1, 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, Flat 1 stands well clear of the street.
Price per m²
£2,605
Street avg £5,002
Floor Area
64 m²
Street avg 53 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.4 t/year
Street avg 2.6 t/year
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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