113a, Flat 1, Winns Avenue, Waltham Forest, London, E17 5HB
About 113a
113a is a mid-terrace house in Waltham Forest, London, London (E17 5HB). It has a recorded floor area of 52 m² (around 560 sq ft) and construction records dating it to 1930-1949. At 52 m² this is the 2nd smallest of 3 units on EPC record in 113a, where floor areas span 36–52 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 (65 versus a worst of 52). The latest certificate (June 2012) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79). The latest certificate is from June 2012, so improvements made since then won't be reflected.
At 52 m² it's 21.2% smaller than the typical home in the postcode (66 m² median across 33 EPCs).
Know exactly what you're buying at 113a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
113a'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This certificate is over 10 years old and is no longer valid.Expired 01 Jun 2022
EPC Rating
Planning history
113a has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
Sales history & valuation
113a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£473,000
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 5HB: £530,000 (2025–2023).
Nearby sales in E17 5HB
157 Winns Avenue, Waltham Forest, London, E17 5HB
Sold Aug 2025
£450,000125 Winns Avenue, Waltham Forest, London, E17 5HB
Sold Jun 2025
£520,000147 Winns Avenue, Waltham Forest, London, E17 5HB
Sold Jul 2024
£530,000145 Winns Avenue, Waltham Forest, London, E17 5HB
Sold Jun 2024
£625,000171 Winns Avenue, Waltham Forest, London, E17 5HB
Sold Feb 2023
£545,000
Everything we know about 113a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Winns Avenue homes
Floor Area for 113a lags the street by a wide margin.
EPC Rating
65 (D)
Street avg 66 (D)
Floor Area
52 m²
Street avg 65 m²
CO₂ Emissions
2.4 t/year
Street avg 2.7 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
113a, Flat 3, Winns Avenue, Waltham Forest
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366a, Flat 2, Forest Road, Waltham Forest
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370a, Flat 3, Forest Road
E17 5JF
366a, Flat 1, Forest Road, Waltham Forest
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368a, Flat 1, Forest Road, Waltham Forest
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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
0.2 km
Wolsey Avenue Walthamstow — bus stop.
Closest school
0.2 km
The Winns Primary School. 65 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
52.4dB
Night-time· 23:00 – 07:00
42.1dB