45 Harris Street, Waltham Forest, London, E17 8EG
About 45 Harris Street
45 Harris Street is a mid-terrace house in Waltham Forest, London, London (E17 8EG). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1900-1929 and council tax band B. At 70 m² this is the 21st 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 (September 2020) shows a C (score 75), near the top of the C band. When first surveyed in December 2008 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good.
Held since March 2001 — that's 25 years off the open market, well above the local norm. 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 £451,000 sits 493.4% above the 2001 sale of £76,000. On a £-per-square-foot basis, the last sale (£101/sq ft) was about 54.1% below the postcode norm.
Know exactly what you're buying at 45 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
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Heating controls changed
More low energy lighting installed
Planning history
45 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 45 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
45 Harris Street's modelled value sits at over four times its earliest registered sale price (2001).
£451,000
Modelled from EPC, postcode comparables.
£76,000
Recorded with HM Land Registry.
Sales timeline
19 March 2001Most recent
£76,000
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 45 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
45 Harris Street outperforms the street on epc rating by a wide margin.
Price per m²
£1,086
Street avg £4,386
Floor Area
70 m²
Street avg 65 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.9 t/year
Street avg 2.8 t/year
Similar properties nearby
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E17 8SE
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1 Harris Street, Waltham Forest
E17 8EG
1 Broomfield, Waltham Forest
E17 8DZ
1 Chelmsford Road, Waltham Forest
E17 8NN
1 Alexandra Road, Waltham Forest
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1 Avondale Road, Waltham Forest
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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
0.1 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