Flat 2, 31 Boundary Road, Waltham Forest, London, E17 8NL
About Flat 2
Flat 2 is a semi-detached house in Waltham Forest, London, London (E17 8NL). It has a recorded floor area of 48 m² (around 517 sq ft) and construction records dating it to 1900-1929. The latest certificate (September 2023) shows a D (score 57), a step below the typical UK home. When first surveyed in January 2010 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Average and lighting went from Good to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 75).
Untraded for 21 years, with the last transfer in August 2005. Today's modelled estimate of £342,000 sits 194.8% above the 2005 sale of £116,000. On a £-per-square-foot basis, the last sale (£225/sq ft) was about 45.9% below the postcode norm. At 48 m² it's 17.9% smaller than the typical home in the postcode (59 m² median across 22 EPCs).
Know exactly what you're buying at Flat 2
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
Single glazing replaced with double or better glazing
Wall insulation improved
More low energy lighting installed
Planning history
Flat 2 has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at Flat 2
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
Flat 2 valuation sits well clear of the typical sold price in this postcode.
£342,000
Modelled from EPC, postcode comparables.
£116,000
Recorded with HM Land Registry.
Sales timeline
25 August 2005Most recent
£116,000
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 Flat 2, 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
Flat 2 is notably below the street on epc rating.
Price per m²
£2,417
Street avg £4,632
Floor Area
48 m²
Street avg 54 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.9 t/year
Street avg 2.1 t/year
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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
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