25 Harris Street, Waltham Forest, London, E17 8EG
About 25 Harris Street
25 Harris Street is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 8EG). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. At 71 m² this is the 27th smallest of 29 units on EPC record in the building, where floor areas span 46–76 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (June 2025) shows a C (score 77), near the top of the C band. The recommended improvements would push it to B (score 81).
It hasn't traded since May 2001, a hold of 25 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £504,000 sits 472.7% above the 2001 sale of £88,000. On a £-per-square-foot basis, the last sale (£115/sq ft) was about 47.6% below the postcode norm.
Know exactly what you're buying at 25 Harris Street
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
What this property has
Inside
- Bedrooms2
- Bathrooms1
Outside
- Private gardenSouth-facing
Building
- TenureFreehold
- RefurbishedYes
Energy performance
EPC Rating
Planning history
25 Harris Street has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 25 Harris Street
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
30-day money-back guarantee
Sales history & valuation
25 Harris Street's modelled value sits at over four times its earliest registered sale price (2001).
£504,000
Modelled from EPC, postcode comparables.
£88,000
Recorded with HM Land Registry.
Sales timeline
23 May 2001Most recent
£88,000
Median price across the last 5 sales in E17 8EG: £439,000 (2024–2021).
Nearby sales in E17 8EG
9 Harris Street, Waltham Forest, London, E17 8EG
Sold Mar 2024
£508,00057 Harris Street, Waltham Forest, London, E17 8EG
Sold Jan 2024
£380,0005 Harris Street, Waltham Forest, London, E17 8EG
Sold Nov 2023
£425,00055 Harris Street, Waltham Forest, London, E17 8EG
Sold Jun 2022
£459,75065 Harris Street, Waltham Forest, London, E17 8EG
Sold Feb 2021
£439,000
Everything we know about 25 Harris Street, 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
Versus other Harris Street homes
On epc rating, 25 Harris Street stands well clear of the street.
Price per m²
£1,239
Street avg £4,378
Floor Area
71 m²
Street avg 65 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
1.7 t/year
Street avg 2.8 t/year
Similar properties nearby
1 Harris Street, Waltham Forest
E17 8EG
1 Acacia Road, Waltham Forest
E17 8BN
1 Forster Road, Waltham Forest
E17 8AU
1 Bowdon Road, Waltham Forest
E17 8JB
1 Connaught Road, Waltham Forest
E17 8QB
1 Brunel Road, Waltham Forest
E17 8SA
1 Alexandra Road, Waltham Forest
E17 8DU
1 Broomfield, Waltham Forest
E17 8DZ
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
Lea Bridge Road — bus stop.
Closest school
0.1 km
Sybourn Primary School. 73 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
53.2dB
Night-time· 23:00 – 07:00
43.6dB