86, HECHAM CLOSE, LONDON, E17 5QT - £235,000

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

86 HECHAM CLOSE is a very small extended detached house of 68m², built sometime before 1900, which could now be worth an estimated £559,634. It was last sold for £235,000 in October 2010, which was around 44% below the average October 2010 detached price in the Waltham Forest local authority area. The most recent EPC inspection was July 2010, where the current energy rating was C, and the potential energy rating was C.

86 HECHAM CLOSE Sold Prices

Land registry data shows two sales for 86 HECHAM CLOSE 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 86 HECHAM CLOSE 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
2010 15 OCT	£235,000	£420,505	44% below HPI
1996 18 MAR	£62,500	£127,959	51% below HPI

86 HECHAM CLOSE 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 86 HECHAM CLOSE sales from March 1996 and October 2010 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 March 1996 sale was for 51% below the HPI. So the extrapolation line tracks at 51% below the HPI over time, until the October 2010 sale, where it rises to 44% below the HPI. The line then continues to track at 44% below the HPI.

What might 86 HECHAM CLOSE be worth now?

86 HECHAM CLOSE might now be worth an estimated £559,634.

This is based on house price inflation of 138.1%, between October 2010 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 138.1% inflationary increase is applied to the most recent sale price for 86 HECHAM CLOSE of £235,000 on 15th October 2010. For the value to have increased from £235,000 to £559,634 over the thirteen years and ten months to December 2024, the following assumptions must hold true:

• The value of 86 HECHAM CLOSE has moved in line with the HPI for detached houses in the Waltham Forest local authority area.
• The October 2010 sale price of £235,000 represented a fair market value for the property.
• The size, condition, and specification of 86 HECHAM CLOSE has not materially changed since October 2010.

How Large is 86 HECHAM CLOSE?

86 HECHAM CLOSE is 68m², which includes one extension, according to the EPC inspection conducted in July 2010. This puts it in the smallest 10% 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 86 HECHAM CLOSE lies on this distribution: 5% of detached houses houses are smaller than 86 HECHAM CLOSE, and 95% of houses are larger. Note that EPC data is not available for all properties in Walthamstow.

86 HECHAM CLOSE: Plot and Title Map

86 HECHAM CLOSE sits on a plot of roughly 0.023 of an acre, or 94m². The below map shows the location of 86 HECHAM CLOSE, 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 86 HECHAM CLOSE). 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 86 HECHAM CLOSE?

86 HECHAM CLOSE is located in LONDON, in the E17 postcode district. The below map shows the position of No. 86 on HECHAM CLOSE.