13 Eden Road, Waltham Forest, London, E17 9JS
About 13 Eden Road
13 Eden Road is a two-bedroom semi-detached house in Waltham Forest, London, London (E17 9JS). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (February 2025) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since January 2012. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 90), a 2-band jump. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.
A recent sale: £735,000 in August 2025. Across 1996–2025, sale prices on this property compounded at 9.1% per year. On a £-per-square-foot basis, the last sale (£1,067/sq ft) was about 89.5% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 1 refused.
Know exactly what you're buying at 13 Eden 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 gardenRear
Building
- Central heatingYes
- Period featuresYes
- Extension potentialPossible
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
A recent planning application at 13 Eden Road was refused — worth checking the council file.
- Nov 2025Tree WorksTreesIn report
Bay (Laurus nobilis) - T1 - 20 ft approx - Fell and remove tree to ground level.
- Reference
- 252701
- Sept 2024ExtensionFullIn report
Extension: Part single, part two storey · Side and rear of property
Construction of a replacement single storey rear extension and part two storey part one storey side extension, together with the installation of bicycle and refuse storage within the front garden.
- Reference
- 242377
We flagged 2 things worth checking at 13 Eden 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
Price for 13 Eden Road has grown more than fourfold since the 1996 starting point.
£785,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.1% per year over 29 years.
£735,000
Growth on file: 9.1% per year over 29 years.
Sales timeline
31 August 2025Most recent
£735,000
+11.7%over 5 years29 September 2019
£658,000
+130.9%over 12 years3 November 2006
£285,000
+31.3%over 1 year11 August 2005
£217,000
+261.7%over 8 years2 October 1996
£60,000
Median price across the last 5 sales in E17 9JS: £835,000 (2025–2021).
Nearby sales in E17 9JS
45 Eden Road, Waltham Forest, London, E17 9JS
Sold Aug 2025
£916,0001 Eden Road, Waltham Forest, London, E17 9JS
Sold Jul 2024
£835,0003 Eden Road, Waltham Forest, London, E17 9JS
Sold Oct 2023
£860,00033 Eden Road, Waltham Forest, London, E17 9JS
Sold Aug 2023
£662,00017 Eden Road, Waltham Forest, London, E17 9JS
Sold Feb 2021
£645,000
Everything we know about 13 Eden 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 Eden Road homes
Years Held for 13 Eden Road lags the street by a wide margin.
Price per m²
£11,484
Street avg £8,434
Floor Area
64 m²
Street avg 75 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.8 t/year
Street avg 3.9 t/year
Similar properties nearby
1 Barclay Road, Waltham Forest
E17 9JH
1 Addison Road, Waltham Forest
E17 9LS
1 Bishops Close, Waltham Forest
E17 9RP
1 Cromwell Road, Waltham Forest
E17 9JN
1 Brunswick Street, Waltham Forest
E17 9NB
1 Eden Road, Waltham Forest
E17 9JS
1 Copeland Road, Waltham Forest
E17 9DB
1 Church Path, Waltham Forest
E17 9RQ
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
0.3 km
Addison Road — bus stop.
Closest school
0.4 km
Walthamstow School for Girls. 57 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
54.3dB
Night-time· 23:00 – 07:00
42.5dB