13 Barrett Road, Waltham Forest, London, E17 9ES
About 13 Barrett Road
13 Barrett Road is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 9ES). It has a recorded floor area of 50 m² (around 540 sq ft) and construction records dating it to 1900-1929. At 50 m² this is the 2nd smallest of 26 units on EPC record in the building, where floor areas span 45–161 m². The building's EPC ratings span F to C across 26 units on file. Period features are noted in the property record. The latest certificate (December 2011) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69). The latest certificate is from December 2011, so improvements made since then won't be reflected.
At 50 m² it sits well below the postcode median (94 m² across 27 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at 13 Barrett 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
What this property has
Inside
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
Building
- Central heatingYes
- Period featuresYes
Energy performance
13 Barrett Road'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This certificate is over 10 years old and is no longer valid.Expired 16 Dec 2021
EPC Rating
Planning history
13 Barrett Road has an approved single-storey rear extension on the planning record.
- Oct 2015ExtensionFullIn report
Extension: Single storey · Rear of property
Single storey rear extension.
- Council
- **
- Documents
- 7 docs on file
- Reference
- 152544
We flagged 2 things worth checking at 13 Barrett 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
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
13 Barrett Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£473,000
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 9ES: £910,000 (2025–2022).
Nearby sales in E17 9ES
5 Barrett Road, Waltham Forest, London, E17 9ES
Sold Jan 2025
£910,00035 Barrett Road, Waltham Forest, London, E17 9ES
Sold Sept 2023
£960,00037 Barrett Road, Waltham Forest, London, E17 9ES
Sold Jul 2023
£934,00049 Barrett Road, Waltham Forest, London, E17 9ES
Sold Mar 2023
£852,00013a, Barrett Road, London, E17 9ES
Sold Jul 2022
£527,500
Everything we know about 13 Barrett 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
- Larger development activity nearby
Versus other Barrett Road homes
EPC Rating for 13 Barrett Road lags the street by a wide margin.
EPC Rating
63 (D)
Street avg 70 (C)
Floor Area
50 m²
Street avg 53 m²
CO₂ Emissions
2.7 t/year
Street avg 2.0 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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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
Brookfield Avenue — bus stop.
Closest school
0.2 km
St Mary's CofE Primary School. 66 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
53.5dB
Night-time· 23:00 – 07:00
41.9dB