382b, Forest Road, London, E17 5JF
About 382b
382b is a mid-terrace house in London (E17 5JF). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to before 1900 and council tax band B. At 50 m² this is the 2nd smallest of 3 units on EPC record in the building, where floor areas span 44–67 m². The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (71 versus a worst of 58). The latest certificate (January 2017) shows a C (score 71). When first surveyed in November 2010 the rating was F, the property has climbed 3 bands since. Between certificates, roof efficiency went from Very Poor to Good, window efficiency went from Very Poor to Average and hot-water efficiency went from Average to Good.
At 50 m² it's 16.7% smaller than the typical home in the postcode (60 m² median across 25 EPCs). Its energy rating outperforms most of the postcode (better than 76% of similar EPCs).
Know exactly what you're buying at 382b
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency improved
Single glazing replaced with double or better glazing
Roof insulation improved
More low energy lighting installed
Loft insulation upgraded to recommended levels
Planning history
382b has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
Sales history & valuation
382b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£375,000
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 5JF: £475,000 (2025–2020).
Nearby sales in E17 5JF
384 Forest Road, Waltham Forest, London, E17 5JF
Sold May 2025
£530,000390 Forest Road, Waltham Forest, London, E17 5JF
Sold Mar 2023
£440,000398 Forest Road, Waltham Forest, London, E17 5JF
Sold Sept 2022
£502,000396 Forest Road, Waltham Forest, London, E17 5JF
Sold Oct 2020
£345,000400 Forest Road, Waltham Forest, London, E17 5JF
Sold Jul 2018
£402,500
Everything we know about 382b, 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 Forest Road homes
382b is notably below the street on habitable rooms.
EPC Rating
71 (C)
Street avg 60 (D)
Floor Area
50 m²
Street avg 64 m²
CO₂ Emissions
1.8 t/year
Street avg 3.2 t/year
Habitable Rooms
2 rooms
Street avg 4 rooms
Similar properties nearby
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E17 5PA
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E17 5ET
1 Ascham End, Waltham Forest
E17 5EB
1 Badlis Road, Waltham Forest
E17 5LG
1 Cheney Row, Waltham Forest
E17 5ED
1 Cormorant Close, Waltham Forest
E17 5SR
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
0.1 km
Lloyd Park / William Morris Gallery — bus stop.
Closest school
0.1 km
Greenleaf Primary School. 60 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
53.6dB
Night-time· 23:00 – 07:00
43.4dB