164, BOUNDARY ROAD, LONDON, E17 8LA - £675,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

164 BOUNDARY ROAD is a small detached house of 91m², built sometime between 2007 and 2011, which could now be worth an estimated £692,709. It was last sold for £675,000 in June 2023, which was around 31% below the average June 2023 detached price in the Waltham Forest local authority area. The most recent EPC inspection was March 2023, where the current energy rating was D, and the potential energy rating was C.

164 BOUNDARY ROAD Sold Prices

Land registry data shows two sales for 164 BOUNDARY ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Waltham Forest local authority area for the corresponding sale date. Both of the two 164 BOUNDARY ROAD sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2023 22 JUN	£675,000	£975,800	31% below HPI
2012 24 APR	£332,000	£422,689	21% below HPI

164 BOUNDARY ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Waltham Forest local authority area over time, sourced from the HPI. The two 164 BOUNDARY ROAD sales from April 2012 and June 2023 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the April 2012 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the June 2023 sale, where it falls to 31% below the HPI. The line then continues to track at 31% below the HPI.

What might 164 BOUNDARY ROAD be worth now?

164 BOUNDARY ROAD might now be worth an estimated £692,709.

This is based on house price inflation of 2.6%, between June 2023 and December 2024, for detached houses, in the Waltham Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.6% inflationary increase is applied to the most recent sale price for 164 BOUNDARY ROAD of £675,000 on 22nd June 2023. For the value to have increased from £675,000 to £692,709 over the six months to December 2024, the following assumptions must hold true:

• The value of 164 BOUNDARY ROAD has moved in line with the HPI for detached houses in the Waltham Forest local authority area.
• The June 2023 sale price of £675,000 represented a fair market value for the property.
• The size, condition, and specification of 164 BOUNDARY ROAD has not materially changed since June 2023.

How Large is 164 BOUNDARY ROAD?

164 BOUNDARY ROAD is 91m² according to the EPC inspection conducted in March 2023. This puts it in the smallest 40% of detached houses houses in Walthamstow, based on EPC data. The below chart shows the distribution of detached houses houses by size in Walthamstow, and where 164 BOUNDARY ROAD lies on this distribution: 39% of detached houses houses are smaller than 164 BOUNDARY ROAD, and 59% of houses are larger. Note that EPC data is not available for all properties in Walthamstow.

164 BOUNDARY ROAD: Plot and Title Map

164 BOUNDARY ROAD sits on a plot of roughly 0.039 of an acre, or 157m². The below map shows the location of 164 BOUNDARY ROAD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 164 BOUNDARY ROAD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 164 BOUNDARY ROAD?

164 BOUNDARY ROAD is located in LONDON, in the E17 postcode district. The below map shows the position of No. 164 on BOUNDARY ROAD.