91, BEDFORD ROAD, LONDON, E17 4PU - £450,000

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

91 BEDFORD ROAD is a very large extended detached house of 191m², built sometime between 1900 and 1929, which could now be worth an estimated £1,162,226. It was last sold for £450,000 in August 2006, which was around 16% above the average August 2006 detached price in the Waltham Forest local authority area. The most recent EPC inspection was March 2024, where the current energy rating was C, and the potential energy rating was C.

91 BEDFORD ROAD Sold Prices

Land registry data shows two sales for 91 BEDFORD 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. One of the two 91 BEDFORD ROAD sales was for above the average price, whilst the other was 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
2006 25 AUG	£450,000	£387,730	16% above HPI
2002 9 AUG	£185,000	£301,370	39% below HPI

91 BEDFORD 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 91 BEDFORD ROAD sales from August 2002 and August 2006 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 August 2002 sale was for 39% below the HPI. So the extrapolation line tracks at 39% below the HPI over time, until the August 2006 sale, where it rises to 16% above the HPI. The line then continues to track at 16% above the HPI.

What might 91 BEDFORD ROAD be worth now?

91 BEDFORD ROAD might now be worth an estimated £1,162,226.

This is based on house price inflation of 158.3%, between August 2006 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 158.3% inflationary increase is applied to the most recent sale price for 91 BEDFORD ROAD of £450,000 on 25th August 2006. For the value to have increased from £450,000 to £1,162,226 over the seventeen years and eight months to December 2024, the following assumptions must hold true:

• The value of 91 BEDFORD ROAD has moved in line with the HPI for detached houses in the Waltham Forest local authority area.
• The August 2006 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of 91 BEDFORD ROAD has not materially changed since August 2006.

How Large is 91 BEDFORD ROAD?

91 BEDFORD ROAD is 191m², which includes one extension, according to the EPC inspection conducted in March 2024. This puts it in the largest 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 91 BEDFORD ROAD lies on this distribution: 91% of detached houses houses are smaller than 91 BEDFORD ROAD, and 9% of houses are larger. Note that EPC data is not available for all properties in Walthamstow.

91 BEDFORD ROAD: Plot and Title Map

91 BEDFORD ROAD sits on a plot of roughly 0.081 of an acre, or 326m². The below map shows the location of 91 BEDFORD 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 91 BEDFORD 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 91 BEDFORD ROAD?

91 BEDFORD ROAD is located in LONDON, in the E17 postcode district. The below map shows the position of No. 91 on BEDFORD ROAD.