22 Heriot Avenue, Waltham Forest, London, E4 8AP

22 Heriot Avenue is a three-bedroom semi-detached house in Waltham Forest, London, London (E4 8AP). It has a recorded floor area of 123 m² (around 1324 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (December 2025) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. This certificate was lodged in the last six months, so the rating reflects current condition. Other recorded features include outbuildings. Records show the property has been extended at some point in its history.

Held since May 2004 — that's 22 years off the open market, well above the local norm. Sale prices here have outpaced London HPI: 15.8% per year against 0% for the wider region. Today's modelled estimate of £608,000 sits 156.5% above the 2004 sale of £237,000. On a £-per-square-foot basis, the last sale (£179/sq ft) was about 42.9% below the postcode norm. At 123 m² the property is well over the postcode median (93 m² across 26 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion and an extension, meaningful when judging how the property has evolved.