5b, Addison Road, Waltham Forest, London, E17 9LS
About 5b
5b is a mid-terrace house in Waltham Forest, London, London (E17 9LS). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1900-1929 and council tax band C. At 52 m² this is the 5th 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. The latest certificate (November 2017) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 76).
At 52 m² it's 29.7% smaller than the typical home in the postcode (74 m² median across 19 EPCs).
Know exactly what you're buying at 5b
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
5b has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 5b
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
5b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£483,000
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 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 5b, 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
EPC Rating
59 (D)
Street avg 62 (D)
Floor Area
52 m²
Street avg 67 m²
CO₂ Emissions
2.9 t/year
Street avg 3.2 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
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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