22, BLACKHORSE ROAD, LONDON, E17 7BE - £500,000

22 BLACKHORSE ROAD is a very large extended semi-detached house of 167m², built sometime between 1900 and 1929. It was last sold for £500,000 in October 2013, which was around 11% above the average October 2013 detached price in the Waltham Forest local authority area. The most recent EPC inspection was September 2012, where the current energy rating was F, and the potential energy rating was D.

22 BLACKHORSE ROAD Sold Prices

Land registry data shows three sales for 22 BLACKHORSE ROAD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Waltham Forest local authority area for the corresponding sale date. Two of the three 22 BLACKHORSE ROAD sales were for above the average price, whilst one 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
2013 1 OCT	£500,000	£451,729	11% above HPI
2007 19 NOV	£470,000	£405,215	16% above HPI
1995 11 AUG	£87,000	£116,355	25% below HPI

22 BLACKHORSE 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 three 22 BLACKHORSE ROAD sales between August 1995 and October 2013 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 November 2007 sale was for 16% above the HPI. So the extrapolation line tracks at 16% above the HPI over time, until the October 2013 sale, where it falls to 11% above the HPI. The line then continues to track at 11% above the HPI.

How Large is 22 BLACKHORSE ROAD?

22 BLACKHORSE ROAD is 167m², which includes three extensions, according to the EPC inspection conducted in September 2012. This puts it in the largest 20% of detached houses in Walthamstow, based on EPC data. The below chart shows the distribution of detached houses by size in Walthamstow, and where 22 BLACKHORSE ROAD lies on this distribution: 86% of detached houses are smaller than 22 BLACKHORSE ROAD, and 14% of houses are larger. Note that EPC data is not available for all properties in Walthamstow.

22 BLACKHORSE ROAD: Plot and Title Map

22 BLACKHORSE ROAD sits on a plot of roughly 0.076 of an acre, or 306m². The below map shows the location of 22 BLACKHORSE 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 22 BLACKHORSE 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 22 BLACKHORSE ROAD?

22 BLACKHORSE ROAD is located in LONDON, in the E17 postcode district. The below map shows the position of No. 22 on BLACKHORSE ROAD.