113a, Flat 2, Winns Avenue, Waltham Forest, London, E17 5HB
About 113a
113a is an end-of-terrace house in Waltham Forest, London, London (E17 5HB). It has a recorded floor area of 36 m² (around 388 sq ft) and construction records dating it to 1930-1949. At 36 m² this is the smallest unit on EPC record across 113a (36–52 m²). The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (52 versus a best of 65). The latest certificate (June 2012) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 68). The latest certificate is from June 2012, so improvements made since then won't be reflected.
At 36 m² it sits well below the postcode median (66 m² across 33 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
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 sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
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This certificate is over 10 years old and is no longer valid.Expired 01 Jun 2022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.
£327,000
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
52 (E)
Street avg 66 (D)
Floor Area
36 m²
Street avg 65 m²
CO₂ Emissions
2.9 t/year
Street avg 2.7 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
Abbotts House, Flat 11, 8 Sherwood Close, Waltham Forest
E17 5NE
Abbotts House, Flat 3, 8 Sherwood Close, Waltham Forest
E17 5NE
Abbotts House, Flat 8, 8 Sherwood Close, Waltham Forest
E17 5NE
Abbotts House, Flat 6, 8 Sherwood Close, Waltham Forest
E17 5NE
Abbotts House, Flat 12, 8 Sherwood Close, Waltham Forest
E17 5NE
Abbotts House, Flat 13, 8 Sherwood Close, Waltham Forest
E17 5NE
Abbotts House, Flat 5, 8 Sherwood Close, Waltham Forest
E17 5NE
Abbotts House, Flat 4, 8 Sherwood Close, Waltham Forest
E17 5NE
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