400a, Forest Road, Waltham Forest, London, E17 5JF
About 400a
400a is a mid-terrace house in Waltham Forest, London, London (E17 5JF). It has a recorded floor area of 67 m² (around 721 sq ft) and construction records dating it to before 1900. The latest certificate (June 2018) shows a G (score 2), near the bottom of the EPC scale. The recommended improvements would lift it to E (score 52), a 2-band jump. Main heating runs on to be used only when there is no heating/hot. At 67 m² this is the 14th smallest of 23 units on EPC record in the building, where floor areas span 40–159 m². The building's EPC ratings span G to C, with this unit at the bottom. On EPC score it ranks last in the building (2 versus a best of 78).
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 400a
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
400a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Planning history
400a has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
Sales history & valuation
400a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£450,000
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 400a, 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
400a is notably below the street on epc rating.
EPC Rating
2 (G)
Street avg 62 (D)
Floor Area
67 m²
Street avg 64 m²
CO₂ Emissions
8.3 t/year
Street avg 2.9 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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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