120a, High Street, Waltham Forest, London, E17 7JY
About 120a
120a is an end-of-terrace house in Waltham Forest, London, London (E17 7JY). It has a recorded floor area of 85 m² (around 915 sq ft) and construction records dating it to 1900-1929. The latest certificate (May 2017) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump. At 85 m² this is the 11th smallest of 12 units on EPC record in the building, where floor areas span 35–97 m². The building's EPC ratings span F to C across 12 units on file.
At 85 m² the property is well over the postcode median (49 m² across 13 EPCs), placing it in the larger end of the local stock.
Know exactly what you're buying at 120a
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
120a has no planning applications on record.
Notable planning nearby
12applications of note in the surrounding area
We flagged 2 things worth checking at 120a
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
120a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£547,000
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 7JY: £165,000 (2024–2006).
Nearby sales in E17 7JY
106a, High Street, Waltham Forest, London, E17 7JY
Sold Mar 2024
£1,700,000Flat, 110 High Street, Waltham Forest, London, E17 7JY
Sold Dec 2020
£575,000112f, High Street, Waltham Forest, London, E17 7JY
Sold Dec 2014
£113,00096a, High Street, Waltham Forest, London, E17 7JY
Sold May 2009
£165,00094a, High Street, Waltham Forest, London, E17 7JY
Sold Aug 2001
£63,000
Everything we know about 120a, 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 High Street homes
120a outperforms the street on habitable rooms by a wide margin.
EPC Rating
52 (E)
Street avg 57 (D)
Floor Area
85 m²
Street avg 54 m²
CO₂ Emissions
4.9 t/year
Street avg 2.8 t/year
Habitable Rooms
5 rooms
Street avg 3 rooms
Similar properties nearby
1 Cleveland Park Avenue, Waltham Forest
E17 7BP
1 Gosport Road, Waltham Forest
E17 7LU
1 Arkley Crescent, Waltham Forest
E17 7PA
1 Manby Walk, Waltham Forest
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 High Street — bus stop.
Closest school
0.2 km
Mission Grove 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
52.9dB
Night-time· 23:00 – 07:00
41.2dB