2c, St James S Street, London, E17 7PF
About 2c
2c is a mid-terrace house in London (E17 7PF). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (December 2020) shows a C (score 72). Earlier certificates rated it B (August 2010); the latest reading is one band lower. Between certificates, lighting went from Poor to Good; while wall efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Average. At 45 m² this is the 17th smallest of 27 units on EPC record in the building, where floor areas span 19–106 m². The building's EPC ratings span D to A across 27 units on file.
Know exactly what you're buying at 2c
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
2c has no planning applications on record.
Notable planning nearby
12applications of note in the surrounding area
We flagged 2 things worth checking at 2c
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
2c has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£353,000
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 7PF: £295,000 (2025–2017).
Nearby sales in E17 7PF
Flat A, 10 St James S Street, London, E17 7PF
Sold Aug 2025
£295,0006 St James S Street, Waltham Forest, London, E17 7PF
Sold Sept 2024
£211,00030 St James S Street, Waltham Forest, London, E17 7PF
Sold Sept 2024
£930,00036 St James S Street, Waltham Forest, London, E17 7PF
Sold Aug 2018
£35,00012 14, St James S Street, Waltham Forest, London, E17 7PF
Sold Apr 2017
£450,000
Everything we know about 2c, 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 St James S Street homes
EPC Rating
72 (C)
Street avg 72 (C)
Floor Area
45 m²
Street avg 56 m²
CO₂ Emissions
1.6 t/year
Street avg 2.0 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
0.0 km
St James Street Station — bus stop.
Closest school
0.3 km
Mission Grove Primary School. 71 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
52.8dB
Night-time· 23:00 – 07:00
41.5dB