25a, East Avenue, Waltham Forest, London, E17 9NG
About 25a
25a is a semi-detached house in Waltham Forest, London, London (E17 9NG). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (October 2013) 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 Good. The recommended improvements would push it to C (score 78). The latest certificate is from October 2013, so improvements made since then won't be reflected.
At 117 m² the property is well over the postcode median (53 m² across 30 EPCs), placing it in the larger end of the local stock.
Know exactly what you're buying at 25a
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
25a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Oct 2023
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
25a has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 25a
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
25a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£501,000
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 9NG: £817,500 (2023–2017).
Nearby sales in E17 9NG
2 East Avenue, Waltham Forest, London, E17 9NG
Sold Aug 2023
£1,175,00019 East Avenue, Waltham Forest, London, E17 9NG
Sold Dec 2022
£600,00017 East Avenue, Waltham Forest, London, E17 9NG
Sold Dec 2020
£817,5007 East Avenue, Waltham Forest, London, E17 9NG
Sold Oct 2017
£1,200,00013 East Avenue, Waltham Forest, London, E17 9NG
Sold Jul 2013
£390,000
Everything we know about 25a, 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 East Avenue homes
On floor area, 25a stands well clear of the street.
EPC Rating
60 (D)
Street avg 64 (D)
Floor Area
117 m²
Street avg 52 m²
CO₂ Emissions
5.2 t/year
Street avg 2.4 t/year
Habitable Rooms
5 rooms
Street avg 2 rooms
Similar properties nearby
1 Bishops Close, Waltham Forest
E17 9RP
1 Eastbank Close, Waltham Forest
E17 9GU
1 Bremer Mews, Waltham Forest
E17 9RA
1 Attock Mews, Waltham Forest
E17 9GX
1 Butterfields, Waltham Forest
E17 9JD
1 Abbey Mews, Waltham Forest
E17 9AF
1 East Avenue, Waltham Forest
E17 9NG
1 Daventry Avenue, Waltham Forest
E17 9AQ
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
0.4 km
Hoe Street — bus stop.
Closest school
0.3 km
Walthamstow School for Girls. 59 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
53.6dB
Night-time· 23:00 – 07:00
41.8dB