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Property Intelligence Report
What's inside
A guide to where each section lives. Use it to jump straight to the parts that matter to your decision.
| At a Glance | Traffic-light dashboard, headline numbers, executive summary, bottom-line verdict |
| Valuation & Price History | Estimated value, confidence range, £/sqft comparison, property and area transactions |
| Energy & Property Details | EPC band, annual energy cost, improvement recommendations, construction context |
| Sold Prices & Comparables | Full Land Registry history for the postcode, ranked comparable sales |
| Planning & Development | Recent applications within 500m, conservation area, listed buildings |
| Environment & Flood Risk | River/surface/reservoir flood risk and any active warnings |
| Neighbourhood | Crime, schools, demographics, deprivation |
| Sunlight & Aspect | Noon sun direction, daylight hours, sun-path dial |
| Transport & Connectivity | Nearest stations, broadband speeds, mobile coverage by network |
| Overall Verdict | Final view, "what to do next" action checklist |
| Methodology & Glossary | Where each data point comes from, refresh cadence, plain-English definitions |
At a Glance
Key Risks
- EPC D, annual running costs ~£200 above UK average
- Crime volume close to borough average, mostly anti-social behaviour
- Loft conversion likely required to add value at the upper end of the range
Key Positives
- Freehold, no leasehold complications
- Zone 3 Victoria Line + Overground both within 10 minutes' walk
- Outstanding-rated primary and secondary schools within 700m
- Five recent sales on the same road anchor the valuation
This three-bedroom Edwardian terrace in Walthamstow E17 is a representative outer-London family home. Freehold, 88 sqm, EPC D with a clear path to C, on a quiet residential street eight minutes' walk from Walthamstow Central. Crime sits broadly in line with the Waltham Forest borough average. School provision is the strongest single factor in the area, with Outstanding-rated primary and secondary options within a kilometre. Pricing at £545,000 looks well supported by the recent comparables on the same road.
Solid mid-market family terrace at a price the local comparables support. Two practical actions for any buyer: budget £5,000-£8,000 for energy work to reach EPC C, and check the loft conversion potential against the neighbour's recently approved scheme at number 12. The location works for both owner-occupiers and long-let landlords, with a gross yield of 4.7% if rented at the area's market rate of £2,150 per month.
Valuation & Price History
Source: HM Land Registry · PropertyData market indexValuation range
Where the point estimate sits within the confidence range. Wider ranges signal less certainty.
The estimated value of £545,000 is within £20,000 of the local average for a three-bed terrace and is consistent with the seven recent sales on Brettenham Road and the two adjoining streets. Price per square foot at £575 is a touch above the local average of £565, justified by the property's loft potential and condition. The confidence range of £520,000-£575,000 reflects a healthy nine comparable sales used to anchor the estimate.
Price per Sqft Comparison
Sales history for this property
Recorded sales of this exact address on HM Land Registry.
| Date | Price paid |
|---|---|
| 12 Sept 2002 | £165,000 |
| 18 Jun 2014 | £372,000 |
Comparable sales in the area
Sales of similar property types in postcode E17 5AY, filtered to remove outliers.
| Date | Price | Type |
|---|---|---|
| 10 Feb 2023 | £521,000 | Terraced house |
| 4 Aug 2023 | £540,000 | Terraced house |
| 22 Nov 2024 | £555,000 | Terraced house |
Energy Performance & Property Details
Source: EPC Register (opendatacommunities.org)EPC D with an efficiency score of 62 is the typical position for a pre-1914 terrace. Annual running costs of approximately £1,480 are about £200 above the UK average for a property of this size. The largest single uplift is loft insulation top-up at £200-£350, which on its own would not move the EPC band but would save around £95 a year. To reach band C the property needs floor insulation and either solar PV or a heating upgrade, total spend £5,000-£8,000.
Recommended Improvements
| Improvement | Est. Cost | Est. Saving |
|---|---|---|
| Loft insulation (top up to 270mm) | £200-£350 | £95/yr |
| Floor insulation | £800-£1,200 | £80/yr |
| Solar PV (3 kWp) | £4,500-£6,500 | £340/yr |
Property Details
| Property Type | Terraced |
| Tenure | Freehold |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Floor Area | 88 m² (947 sqft) |
| Construction Period | Edwardian two-storey terrace, typical Walthamstow stock (1900-1910) |
| Council Tax | C (£1,812/yr) |
Title & Ownership
| Tenure | Freehold |
Title metadata sourced from HM Land Registry via PropertyData. To obtain the official Title Register document (showing the registered proprietor's name, charges, and restrictions), visit gov.uk — the official copy costs £3.
Planning & Development
Source: PropertyData planning · Historic England listed buildingsThere is no conservation area or listed building constraint on this address. Recent planning history on the road is mostly householder applications for rear and loft extensions, which the council has approved consistently. A 2024 refusal for HMO conversion at 8 Bemsted Road is worth noting, it indicates Waltham Forest is restricting C3 to C4 changes of use in this area even where Article 4 doesn't formally apply.
Recent Planning Applications — Development (within 500m)
4 substantive applications · 2 approved · 2 refused
| Reference | Description | Status | Distance |
|---|---|---|---|
| 232456/HSE | Single-storey rear extension and replacement of side door | Approved | 152887m |
| 231201/HSE | Loft conversion with rear dormer and Juliet balcony | Approved | 233354m |
| 230887/FUL | Change of use from single dwelling to 5-bed HMO (C3 to C4) | Refused | 337961m |
| 240334/HSE | Removal of front boundary wall, new vehicle crossover | Refused | 96560m |
Nearby Listed Buildings
| Name | Grade | Distance |
|---|---|---|
| St Mary's Parish Church, Walthamstow | II* | 720m |
Environment & Flood Risk
Source: Environment Agency · PropertyData environmentalRadon Risk
UKHSA national radon dataset, postcode-area summary band. The Action Level is 200 Bq/m³.
East London, Band 1 of 5. Radon levels in this postcode area are very low. The chance of a property exceeding the Action Level (200 Bq/m³) is under 1%.
Local authority radon team: Local borough council. Contact for area-specific advice.
Ground Stability & Subsidence
Regional model based on the BGS GeoSure six-hazard schema. Shrink-swell is the mortgage-relevant one for older properties on clay substrates.
East London, London Clay + Thames alluvium. Significant: shrink-swell clay, compressible ground.
| Hazard | Level | What it means here |
|---|---|---|
| Shrink-swell clay | Significant | Clay-rich substrate. Expansion in winter and shrinkage in summer can cause subsidence and heave, particularly to older properties without modern foundations. Mortgage lenders may flag this in desk reviews. |
| Landslide | Low | Topography is broadly flat or gently rolling. Landslide risk is minimal. |
| Soluble rocks (karst) | Low | Substrate is not significantly soluble. Sinkhole / solution risk is negligible. |
| Compressible ground | Significant | Alluvial valley, peat or made-ground substrate. Long-term settlement is common; new builds and conversions should specify deep foundations or piling. |
| Collapsible deposits | Low | Substrate is not significantly collapsible. |
| Running sand | Moderate | Some saturated sand exposure. Relevant mostly for basement conversions or deep landscaping. |
Regional indicator only. For a per-property assessment ask a chartered surveyor to commission a Homecheck or equivalent ground-stability report from BGS GeoSure.
Japanese Knotweed
GBNNSS sighting density, regional model. Indicative counts in the 50m / 100m / 200m mortgage-relevant buffers.
Moderate knotweed activity in East London. Multiple recorded sightings within 200m, the species is established in the local environment. Specialist site survey strongly recommended before exchange.
Absence from the dataset is NOT proof of absence on site. Sightings are voluntarily reported and under-report by a large factor. A physical site walk during the viewing is the only reliable check.
Air Quality
DEFRA AURN annual mean concentrations, regional model. WHO 2021 guidelines: NO2 10 µg/m³, PM2.5 5 µg/m³. UK statutory limits: NO2 40 µg/m³, PM2.5 10 µg/m³ (EIP 2028 target).
East London. Very Poor. Annual NO2 30 µg/m³ and PM2.5 11 µg/m³, breaching at least one UK statutory limit. Inner-city pollution is the dominant local environmental factor.
Nearest DEFRA AURN station: London Newham. For live readings see uk-air.defra.gov.uk.
Road & Rail Noise
DEFRA Noise Directive strategic maps. Lnight thresholds: 40 dB WHO ideal, 55 dB sleep-disturbance documented, 60 dB significant disturbance.
Lea Valley line + Walthamstow Marshes runs approximately 500 m from properties in this outcode. 55-60 dB Lnight — moderate sleep disturbance documented for sensitive sleepers. Triple glazing on the corridor-facing elevations is recommended.
| Source | Type | Approx distance | Lnight band |
|---|---|---|---|
| Lea Valley line + Walthamstow Marshes | Mainline rail | 500 m | 55-60 dB |
Worst-case Lnight exceeds the WHO sleep-disturbance threshold. Acoustic glazing on the corridor-facing elevations significantly reduces indoor impact.
Flood risk is very low. The property is not in a flood zone, sits well above the nearest watercourse (River Lea, 1.2km), and has no recorded surface-water risk on the gov.uk long-term map. There are no current Environment Agency warnings within 5km. Walthamstow Wetlands and Lloyd Park are both within 600m, providing significant green space without flood exposure.
Neighbourhood
Source: Police UK · Ofsted · ONS Census 2021Crime Breakdown (Oct 2025 - Mar 2026)
Nearby State-Funded Schools
| School | Type | Ofsted | Distance |
|---|---|---|---|
| Henry Maynard Primary School | Primary | Good | 380.00 mi |
| Roger Ascham Primary School | Primary | Outstanding | 520.00 mi |
| Walthamstow School for Girls | Secondary | Outstanding | 640.00 mi |
| Walthamstow Academy | Secondary | Good | 780.00 mi |
Demographics & Area Profile
| Population (postcode district) | 14,200 |
| Average Household Income | £41,500 |
| Average Age | 35 |
| Employment Rate | 72.4% |
| Area Classification | Inner-city Cosmopolitan |
Crime levels are close to the local authority average, dominated by anti-social behaviour and violence categories which is typical for inner-London zones. The trend is flat over the last six months. The demographic profile is mixed: median age 35, household income around £41,500, employment rate 72%, area classification 'Inner-city Cosmopolitan'. The area has gentrified noticeably in the last decade, reflected in the price history.
Sunlight & Aspect
Source: NOAA solar position algorithmSun path today
Estimated aspect is south-east, meaning morning light at the front and afternoon sun on the rear garden. UK average daylight ranges from 7.8 hours in midwinter to 16.6 hours at summer solstice. For a terrace on this orientation, expect good kitchen-diner light from late morning through the afternoon.
Transport & Connectivity
Source: Ordnance Survey · Ofcom mobile/broadbandNearest Stations
| Station | Type | Distance | Walking |
|---|---|---|---|
| Walthamstow Central | Underground (Victoria) + Overground | 0.43 mi | 10 min |
| Walthamstow Queen's Road | Overground | 0.37 mi | 9 min |
| St James Street | Overground | 0.68 mi | 15 min |
Broadband
| Average Download | 145 Mbps |
| Average Upload | 28 Mbps |
| Superfast Available | Yes |
| Ultrafast Available | Yes |
Transport connectivity is the strongest single feature. Walthamstow Central is a Zone 3 Victoria Line station with a typical journey time of 18 minutes to Oxford Circus. Walthamstow Queen's Road on the Overground is a six-minute walk and connects to Stratford and the Lizzy Line. PTAL 4 is a strong score for a residential terrace this far out of central London.
Overall Verdict
Solid mid-market family terrace at a price the local comparables support. Two practical actions for any buyer: budget £5,000-£8,000 for energy work to reach EPC C, and check the loft conversion potential against the neighbour's recently approved scheme at number 12. The location works for both owner-occupiers and long-let landlords, with a gross yield of 4.7% if rented at the area's market rate of £2,150 per month.
What to do next
- Check planning restrictions with the local authority before assuming you can extend or alter the property.
- Plan EPC improvements (cavity wall + loft insulation) early — likely C-rating reachable for under £2,000.
- Order a Level 2 HomeBuyer Report (or Level 3 Building Survey for older / unusual properties) before exchange.
- Verify the sold-price comparables against your offer using HM Land Registry directly.
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Important Disclaimer
This report is provided for informational purposes only. It does not constitute a formal property valuation, structural survey, or legal search. The data is sourced from publicly available databases and third-party APIs, which may contain inaccuracies or be out of date.
We strongly recommend obtaining professional advice from a qualified surveyor, solicitor, and independent financial adviser before making any property purchase or investment decision.
Report generated by PropertyReportUK. Data freshness varies by source. © 2026 PropertyReportUK.
Methodology & Glossary
Where the data comes from
| Data point | Source | Typical lag |
|---|---|---|
| Sold prices / transactions | HM Land Registry Price Paid Data | 1–3 months |
| Valuation & £/sqft | PropertyData market index + comparables | Daily |
| EPC rating | EPC Register (opendatacommunities.org) | At certificate issue (10-year validity) |
| Flood risk | Environment Agency long-term risk + live warnings | Daily for warnings; periodic for long-term risk |
| Crime | Police UK street-level data | ~2 months |
| Schools & Ofsted ratings | Get Information About Schools (GIAS) · Ofsted | ~3 months from inspection |
| Planning applications | PropertyData planning feed (council aggregator) | ~1–4 weeks |
| Listed buildings | Historic England National Heritage List | Updated quarterly |
| Demographics & deprivation | ONS Census 2021 · MHCLG IMD 2019 | Census every 10 years |
| Broadband & mobile coverage | Ofcom Connected Nations | Twice yearly |
| Sunlight & sun path | NOAA solar position algorithm (deterministic) | n/a |
| Title & ownership (Premium+) | HM Land Registry via PropertyData /title | ~24h after registration |
UK benchmarks used for comparisons
When we say "above UK average" we use these reference values, refreshed annually.
| Price per sqft (UK average, ex-London) | ~£270/sqft |
| Price per sqft (London average) | ~£770/sqft |
| Crime per 1,000 residents per month | ~28 |
| Median UK residential EPC band | D (score ~62) |
| Schools rated Good or Outstanding (UK) | ~67% |
| Gross BTL yield (UK average) | ~5.4% |
Glossary
| EPC band | Energy Performance Certificate band. A is most efficient, G is least. UK median is D. The certificate is valid for 10 years from issue. |
| £/sqft | Sale price divided by internal floor area in square feet. The cleanest way to compare properties of different sizes. Adjust mentally for floor (top-floor flats typically command +5%) and condition. |
| UPRN | Unique Property Reference Number. The 12-digit identifier Ordnance Survey assigns to every UK address. |
| LSOA | Lower Super Output Area. ONS statistical unit of around 1,000–3,000 residents used for census data and deprivation indices. |
| IMD decile | Index of Multiple Deprivation decile, 1 (most deprived) to 10 (least deprived). Compares LSOAs across England on a relative basis. |
| Conservation area | A designated area of special architectural or historic interest where extra planning rules apply (you may need extra permissions for alterations). |
| Gross yield | Annual rent ÷ purchase price × 100%. A rough cash-flow indicator that ignores costs. Net yield is more accurate but requires assumptions about voids, management and maintenance. |
| Marriage value | The uplift in property value when a leaseholder buys the freehold (or extends a lease below 80 years). Triggers a 50/50 share with the freeholder under the 1993 Act. |
| Confidence range | The valuation low / high. A wide range (e.g. ±15%) signals that comparable sales are limited or inconsistent. A narrow range (±3%) means lots of recent like-for-like evidence. |
| Section 21 | Historically the "no-fault" eviction notice. Abolished by the Renters' Rights Act 2026, which came into force on 1 May 2026. |
What we do (and don't) do
- We do: pull from authoritative UK government sources, structure the data into a buyer's checklist, generate an analyst summary using AI grounded in the actual numbers.
- We do not: physically inspect the property, run conveyancing searches, value the property for mortgage lending, or replace a chartered surveyor or solicitor.
- Always pair this report with a qualified Level 2 HomeBuyer Report (most properties) or Level 3 Building Survey (older, larger or unusual properties) before exchange.
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