8c, East Avenue, London, E17 9NG
About 8c
8c is a semi-detached house in London (E17 9NG). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to before 1900 and council tax band B. At 42 m² this is the 7th smallest of 9 units on EPC record in the building, where floor areas span 15–90 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (March 2022) shows a C (score 74).
At 42 m² it sits well below the postcode median (62 m² across 30 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 73% of similar EPCs).
Know exactly what you're buying at 8c
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
8c's carbon output is low for the local stock.
EPC Rating
Planning history
8c has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 8c
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
8c has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£347,000
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 8c, 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
EPC Rating for 8c runs comfortably ahead of the street norm.
EPC Rating
74 (C)
Street avg 63 (D)
Floor Area
42 m²
Street avg 55 m²
CO₂ Emissions
1.4 t/year
Street avg 2.6 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
Similar properties nearby
1 Bakers Avenue, Waltham Forest
E17 9AN
1 College Road, Waltham Forest
E17 9DF
1 Brookfield Avenue, Waltham Forest
E17 9EP
1 Arden Mews, Waltham Forest
E17 9NX
1 Abbey Mews, Waltham Forest
E17 9AF
1 East Avenue, Waltham Forest
E17 9NG
1 Cherry Close, Waltham Forest
E17 9LJ
1 Butterfields, Waltham Forest
E17 9JD
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