35b, Boundary Road, Waltham Forest, London, E17 8NL
About 35b
35b is an end-of-terrace house in Waltham Forest, London, London (E17 8NL). It has a recorded floor area of 51 m² (around 545 sq ft), construction records dating it to 1900-1929 and council tax band B. At 51 m² this is the 7th smallest of 23 units on EPC record in the building, where floor areas span 34–112 m². The building's EPC ratings span E to C across 23 units on file. The latest certificate (June 2010) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). The latest certificate is from June 2010, so improvements made since then won't be reflected.
Know exactly what you're buying at 35b
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
35b's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Jun 2020
EPC Rating
Planning history
35b has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 35b
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
35b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£373,000
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 8NL: £440,000 (2025–2022).
Nearby sales in E17 8NL
7 Boundary Road, Waltham Forest, London, E17 8NL
Sold Jun 2025
£570,000Flat 2, 9 Boundary Road, Waltham Forest, London, E17 8NL
Sold Mar 2025
£427,740Flat 2, 21 Boundary Road, Waltham Forest, London, E17 8NL
Sold Aug 2023
£440,00013 Boundary Road, Waltham Forest, London, E17 8NL
Sold Aug 2022
£805,000Flat 1, 9 Boundary Road, Waltham Forest, London, E17 8NL
Sold Feb 2022
£360,000
Everything we know about 35b, 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 Boundary Road homes
On habitable rooms, 35b runs well behind the street norm.
EPC Rating
68 (D)
Street avg 68 (D)
Floor Area
51 m²
Street avg 53 m²
CO₂ Emissions
2.7 t/year
Street avg 2.1 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
1 Avondale Road, Waltham Forest
E17 8JG
1 Chelmsford Road, Waltham Forest
E17 8NN
1 Blyth Road, Waltham Forest
E17 8HP
1 Hartington Road, Waltham Forest
E17 8AS
1 Cockerell Road, Waltham Forest
E17 8SE
1 Gordon Close, Lennox Road, Waltham Forest
E17 8PF
1 Harris Street, Waltham Forest
E17 8EG
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
Bakers Avenue — bus stop.
Closest school
0.4 km
Thomas Gamuel Primary School. 64 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
54.9dB
Night-time· 23:00 – 07:00
44.3dB