28b, Borwick Avenue, London, E17 6RA
About 28b
28b is an end-of-terrace house in London (E17 6RA). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (July 2022) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2012. Between certificates, lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 75). At 40 m² this is the 8th smallest of 12 units on EPC record in the building, where floor areas span 10–63 m². The building's EPC ratings span E to C across 12 units on file.
At 40 m² it sits well below the postcode median (85 m² across 50 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2023. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at 28b
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
Energy performance
EPC Rating
Planning history
28b has an approved single-storey rear extension on the planning record.
- Apr 2023ExtensionFullIn report
Extension: Single storey · Rear of property
Construction of a single storey rear wrap-around extension with roof lantern.
- Documents
- 12 docs on file
- Reference
- 230458
We flagged 2 things worth checking at 28b
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
28b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£280,000
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 6RA: £665,000 (2024–2023).
Nearby sales in E17 6RA
15 Borwick Avenue, Waltham Forest, London, E17 6RA
Sold Dec 2024
£700,00034 Borwick Avenue, Waltham Forest, London, E17 6RA
Sold Mar 2024
£665,00045 Borwick Avenue, Waltham Forest, London, E17 6RA
Sold Jan 2024
£817,50024a, Borwick Avenue, London, E17 6RA
Sold Oct 2023
£475,00031 Borwick Avenue, Waltham Forest, London, E17 6RA
Sold Aug 2023
£103,900
Everything we know about 28b, 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 Borwick Avenue homes
EPC Rating
63 (D)
Street avg 67 (D)
Floor Area
40 m²
Street avg 37 m²
CO₂ Emissions
2.2 t/year
Street avg 1.9 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
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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
Forest Road High Hill — bus stop.
Closest school
0.3 km
Greenleaf Primary School. 68 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
52.6dB
Night-time· 23:00 – 07:00
41.3dB