12 Campus Road, Waltham Forest, London, E17 8PG
About 12 Campus Road
12 Campus Road is a mid-terrace house in Waltham Forest, London, London (E17 8PG). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (January 2026) shows a C (score 73). The recommended improvements would push it to B (score 84). This certificate was lodged in the last six months, so the rating reflects current condition.
At 117 m² the property is well over the postcode median (88 m² across 15 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 73% of similar EPCs). 3 planning records sit against the property, 1 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at 12 Campus Road
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
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Planning history
12 Campus Road has been extended on multiple sides of the property across separate planning applications.
- May 2003ExtensionOutlineIn report
Extension: Single storey · Side and rear of property
Erection of single storey side and rear extension as described in application reference 2003/0459/CLP and document(s) being drawing (no number) dated November 2002 and received by the Local Planning Authority on 26 March 2003.
- Council
- WALTHAMSTOW
- Documents
- 1 doc on file
- Reference
- 030866
- Feb 2003ExtensionFullIn report
Extension: Single storey · Side of property
Erection of single storey side extension with a pitched roof.
- Council
- WALTHAMSTOW
- Documents
- 1 doc on file
- Reference
- 021298
We flagged 1 thing worth checking at 12 Campus Road
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
12 Campus Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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 8PG: £567,500 (2024–2019).
Nearby sales in E17 8PG
19 Campus Road, Waltham Forest, London, E17 8PG
Sold May 2024
£721,40010 Campus Road, Waltham Forest, London, E17 8PG
Sold Jan 2024
£625,00024 Campus Road, Waltham Forest, London, E17 8PG
Sold Dec 2020
£567,5003 Campus Road, Waltham Forest, London, E17 8PG
Sold Oct 2020
£552,0007 Campus Road, Waltham Forest, London, E17 8PG
Sold Nov 2019
£535,000
Everything we know about 12 Campus Road, 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 Campus Road homes
EPC Rating for 12 Campus Road runs comfortably ahead of the street norm.
EPC Rating
73 (C)
Street avg 62 (D)
Floor Area
117 m²
Street avg 91 m²
CO₂ Emissions
2.9 t/year
Street avg 4.0 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
Similar properties nearby
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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
0.2 km
Queen's Road — bus stop.
Closest school
0.2 km
South Grove Primary School. 68 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
52.9dB
Night-time· 23:00 – 07:00
41.3dB