25a, Cleveland Park Avenue, Waltham Forest, London, E17 7BP
About 25a
25a is a mid-terrace house in Waltham Forest, London, London (E17 7BP). It has a recorded floor area of 76 m² (around 818 sq ft) and construction records dating it to 1900-1929. The latest certificate (November 2023) shows a D (score 55), a step below the typical UK home. When first surveyed in September 2013 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Average to Very Good. The recommended improvements would push it to C (score 71). At 76 m² this is the 21st smallest of 30 units on EPC record in the building, where floor areas span 27–161 m². The building's EPC ratings span E to B across 30 units on file.
At 76 m² it's 20.6% larger than the typical home in the postcode (63 m² median across 59 EPCs).
Know exactly what you're buying at 25a
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
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
More low energy lighting installed
Planning history
25a has no planning applications on record.
Notable planning nearby
12applications of note in the surrounding area
We flagged 2 things worth checking at 25a
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
25a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£549,000
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 7BP: £521,500 (2025–2021).
Nearby sales in E17 7BP
13 Cleveland Park Avenue, Waltham Forest, London, E17 7BP
Sold Feb 2025
£310,00029 Cleveland Park Avenue, Waltham Forest, London, E17 7BP
Sold Nov 2024
£624,5007 Cleveland Park Avenue, Waltham Forest, London, E17 7BP
Sold Dec 2023
£465,0003 Cleveland Park Avenue, Waltham Forest, London, E17 7BP
Sold Jan 2023
£535,00039 Cleveland Park Avenue, Waltham Forest, London, E17 7BP
Sold Jun 2021
£537,529
Everything we know about 25a, 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 Cleveland Park Avenue homes
On floor area, 25a stands well clear of the street.
EPC Rating
55 (D)
Street avg 65 (D)
Floor Area
76 m²
Street avg 61 m²
CO₂ Emissions
4.2 t/year
Street avg 2.7 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
Similar properties nearby
1 Cleveland Park Avenue, Waltham Forest
E17 7BP
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E17 7PA
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E17 7LU
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E17 7FL
1 Arkley Road, Waltham Forest
E17 7PD
1 Cedars Avenue, Waltham Forest
E17 7QL
1 Exeter Road, Waltham Forest
E17 7QJ
1 Courtenay Mews, Waltham Forest
E17 7PP
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
Walthamstow Market Walthamstow — bus stop.
Closest school
0.5 km
Greenleaf Primary School. 59 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
54.0dB
Night-time· 23:00 – 07:00
42.9dB