35 Barclay Road, Waltham Forest, London, E17 9JH
About 35 Barclay Road
35 Barclay Road is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 9JH). It has a recorded floor area of 66 m² (around 712 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (May 2009) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 72). The latest certificate is from May 2009, so improvements made since then won't be reflected.
It hasn't traded since November 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2004–2009, sale prices on this property compounded at 5.4% per year. Today's modelled estimate of £675,000 sits 145.5% above the 2009 sale of £275,000.
Know exactly what you're buying at 35 Barclay 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
Energy performance
35 Barclay 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This certificate is over 10 years old and is no longer valid.Expired 20 May 2019
EPC Rating
Planning history
35 Barclay Road has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 35 Barclay 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
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Sales history & valuation
35 Barclay Road's estimated value is more than triple its earliest registered sale price (2004).
£675,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.4% per year over 6 years.
£275,000
Growth on file: 5.4% per year over 6 years.
Sales timeline
9 November 2009Most recent
£275,000
+34.1%over 5 years31 March 2004
£205,000
Median price across the last 5 sales in E17 9JH: £800,000 (2025–2023).
Nearby sales in E17 9JH
71 Barclay Road, Waltham Forest, London, E17 9JH
Sold Jun 2025
£920,00059 Barclay Road, Waltham Forest, London, E17 9JH
Sold May 2025
£805,00039 Barclay Road, Waltham Forest, London, E17 9JH
Sold Oct 2024
£800,00017a, Barclay Road, London, E17 9JH
Sold Jun 2024
£415,00075c, Barclay Road, Waltham Forest, London, E17 9JH
Sold Sept 2023
£522,000
Everything we know about 35 Barclay 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 Barclay Road homes
35 Barclay Road is notably below the street on habitable rooms.
Price per m²
£4,155
Street avg £7,566
Floor Area
66 m²
Street avg 77 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
4.1 t/year
Street avg 3.8 t/year
Similar properties nearby
1 Addison Road, Waltham Forest
E17 9LS
1 Barclay Road, Waltham Forest
E17 9JH
1 Bishops Close, Waltham Forest
E17 9RP
1 Church Path, Waltham Forest
E17 9RQ
1 Alander Mews, Waltham Forest
E17 9SA
1 Brunswick Street, Waltham Forest
E17 9NB
1 Cromwell Road, Waltham Forest
E17 9JN
1 Eastern Road, Waltham Forest
E17 9DU
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
12/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Shernhall Street — bus stop.
Closest school
0.3 km
Henry Maynard Primary School. 62 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
53.7dB
Night-time· 23:00 – 07:00
42.5dB