35b, Addison Road, Waltham Forest, London, E17 9LS
About 35b
35b is a mid-terrace house in Waltham Forest, London, London (E17 9LS). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (October 2016) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79).
Untraded for 31 years, with the last transfer in April 1995. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £515,000 sits 1187.5% above the 1995 sale of £40,000. On a £-per-square-foot basis, the last sale (£48/sq ft) was about 90.1% below the postcode norm.
Know exactly what you're buying at 35b
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
EPC Rating
Planning history
35b has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 35b
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
35b's modelled value sits at over four times its earliest registered sale price (1995).
£515,000
Modelled from EPC, postcode comparables.
£40,000
Recorded with HM Land Registry.
Sales timeline
27 April 1995Most recent
£40,000
Median price across the last 5 sales in E17 9LS: £545,000 (2025–2023).
Nearby sales in E17 9LS
27 Addison Road, Waltham Forest, London, E17 9LS
Sold Mar 2025
£600,10033 Addison Road, Waltham Forest, London, E17 9LS
Sold Feb 2025
£557,0001 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
£360,000
Everything we know about 35b, 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
35b is notably below the street on price per m².
Price per m²
£513
Street avg £7,030
Floor Area
78 m²
Street avg 66 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.9 t/year
Street avg 3.2 t/year
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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
0.1 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