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Get started45 Forest Side, Waltham Forest, London, E4 6BA
About 45 Forest Side
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Forest Side is a two-bedroom end-of-terrace house in Waltham Forest, London, London (E4 6BA). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1930-1949 and council tax band C. Tenure is freehold. The latest certificate (September 2021) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since August 2011. Between certificates, lighting dropped from Good to Very Poor. The recommended improvements would push it to C (score 71). At 55 m² this is the 7th smallest of 35 units on EPC record in the building, where floor areas span 48–252 m². The building's EPC ratings span E to C across 35 units on file.
Sale prices here have outpaced London HPI: 5.1% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£571/sq ft) was about 70.1% above the typical sold price in the postcode. At 55 m² it's 25.2% smaller than the typical home in the postcode (74 m² median across 34 EPCs). Last sale on file: £338,000 in August 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private garden
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Sept 2021
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£363,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.1% per year over 10 years.
Last sold (2022)
£338,000
Growth on file: 5.1% per year over 10 years.
Sales timeline
Versus other Forest Side homes
Four headline reads against 18 similar flats on this street, drawn from the latest EPC and Land Registry data.
45 Forest Side outperforms the street on price per m² by a wide margin.
Price per m²
£6,145
Street avg £4,564
Floor Area
55 m²
Street avg 57 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Rail-style transport is unusually close for this postcode.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Valance Avenue — bus stop.
Road noise across the postcode
Modelled day and night-time noise levels around E4 6BA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.5dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 51 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about 45 Forest Side, Waltham Forest, London, E4 6BA. Each answer is also embedded as structured data for search engines.