33 Addison Road, Waltham Forest, London, E17 9LS
About 33 Addison Road
33 Addison Road is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 9LS). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (July 2024) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in April 2012 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Average to Very Good. The recommended improvements would push it to C (score 80). At 74 m² this is the 11th smallest of 20 units on EPC record in the building, where floor areas span 42–144 m². The building's EPC ratings span E to C across 20 units on file. Other recorded features include a basement.
Most recent transfer was February 2025 at £557,000 — fresh data. One planning record on file: an extension approved in 2019. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2025, sale prices on this property compounded at 9% per year. On a £-per-square-foot basis, the last sale (£699/sq ft) was about 44.5% above the typical sold price in the postcode.
Know exactly what you're buying at 33 Addison 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
- Open-plan layoutYes
- Dining roomYes
- StudyYes
- BasementYes
Outside
- Private gardenYes
Building
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating system changed
Changed to a more efficient fuel source
Heating controls changed
Hot water system changed
More low energy lighting installed
Replaced storage heaters with gas boiler
Connected to mains gas supply
Heating controls upgraded for better temperature management
Hot water system upgraded
Single glazing replaced with double or better glazing
Low energy lighting percentage decreased
Heating controls changed
Hot water efficiency decreased
More low energy lighting installed
Planning history
33 Addison Road has an approved single-storey rear extension on the planning record.
- Oct 2019ExtensionFullIn report
Extension: Single storey · Rear of property
Construction of single storey rear extension.
- Council
- WALTHAMSTOW
- Documents
- 8 docs on file
- Reference
- 192211
We flagged 2 things worth checking at 33 Addison 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 33 Addison Road has grown more than fourfold since the 1996 starting point.
£594,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.0% per year over 28 years.
£557,000
Growth on file: 9.0% per year over 28 years.
Sales timeline
14 February 2025Most recent
£557,000
+11.4%over 5 years14 February 2020
£500,000
+51.5%over 4 years18 May 2015
£330,000
+151.9%over 8 years18 June 2006
£131,000
+45.6%over 2 years12 August 2003
£90,000
+42.9%over 2 years15 July 2001
£63,000
-35.7%over 1 year8 May 2000
£97,995
+101.0%over 3 years7 October 1996
£48,750
Median price across the last 5 sales in E17 9LS: £425,000 (2025–2018).
Nearby sales in E17 9LS
27 Addison Road, Waltham Forest, London, E17 9LS
Sold Mar 2025
£600,1001 Addison Road, Waltham Forest, London, E17 9LS
Sold Jul 2024
£545,0005a, Addison Road, Waltham Forest, London, E17 9LS
Sold Apr 2018
£425,000Flat B, 33 Addison Road, London, E17 9LS
Sold Feb 2018
£360,0001a, Addison Road, Waltham Forest, London, E17 9LS
Sold Feb 2017
£525,000
Everything we know about 33 Addison 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 Addison Road homes
Years Held for 33 Addison Road lags the street by a wide margin.
Price per m²
£7,527
Street avg £5,861
Floor Area
74 m²
Street avg 66 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.1 t/year
Similar properties nearby
1 Addison Road, Waltham Forest
E17 9LS
1 Bishops Close, Waltham Forest
E17 9RP
1 Barclay Road, Waltham Forest
E17 9JH
1 Eastern Road, Waltham Forest
E17 9DU
1 Alander Mews, Waltham Forest
E17 9SA
1 Church Path, Waltham Forest
E17 9RQ
1 Brunswick Street, Waltham Forest
E17 9NB
1 Cromwell Road, Waltham Forest
E17 9JN
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
Addison Road — bus stop.
Closest school
0.2 km
Henry Maynard 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
53.4dB
Night-time· 23:00 – 07:00
41.5dB