Flat 2, 39 Addison Road, Waltham Forest, London, E17 9LS
About Flat 2
Flat 2 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) and construction records dating it to 1900-1929. At 52 m² this is the largest unit on EPC record across the building (42–52 m²). The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (74 versus a worst of 46). The latest certificate (April 2024) shows a C (score 74). The rating has held steady at C across 2 certificates since March 2019.
At 52 m² it's 29.7% smaller than the typical home in the postcode (74 m² median across 19 EPCs). Its energy rating outperforms most of the postcode (better than 89% of similar EPCs).
Know exactly what you're buying at Flat 2
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
Flat 2 has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at Flat 2
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
Flat 2 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£497,000
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 Flat 2, 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 for Flat 2 runs comfortably ahead of the street norm.
EPC Rating
74 (C)
Street avg 61 (D)
Floor Area
52 m²
Street avg 67 m²
CO₂ Emissions
1.6 t/year
Street avg 3.2 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
223a, Flat 2, Hoe Street
E17 9PP
223a, Flat 4, Hoe Street
E17 9PP
11b, Flat 2, Church Path, Waltham Forest
E17 9RQ
11b, Flat 1, Church Path, Waltham Forest
E17 9RQ
223a, Flat 1, Hoe Street
E17 9PP
19 21, Flat 1, Bishops Close
E17 9RP
1c, Flat 1, Vestry Road, Waltham Forest
E17 9NH
1c, Flat 6, Vestry Road, Waltham Forest
E17 9NH
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