120, Blackhorse Lane
120, Blackhorse Lane
Description & Estimates
120, Blackhorse Lane is recorded publicly as a period freehold house across 1,216 ft2 of internal area, sitting on a 138 m2 plot.
Locally, houses of this size normally have 4 bedrooms with a garden.
Our estimate of the sale value of 120, Blackhorse Lane is £746,500 and its rental estimate is £3,145 per month, given the available information and assuming reasonable condition.
Blackhorse Lane, London, E17 falls within the E17 postal district, in the borough of Waltham Forest.
Our Data Sources
120, Blackhorse Lane has a single entry in the Land Registry from November 2024 and a single entry in the EPC database dated June 2023.
We combine this information with that of neighbouring properties to estimate the property attributes and values.
The local information is scored as 5 out of 5 and is considered of high accuracy.
Price Range & Condition
The condition of a property plays an important role in determining its value, with the degree of impact varying by property type, size and location.
For 120, Blackhorse Lane, we estimate a market value of £783,825 and a rental value of £3,302 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £694,245 and £2,925 per month respectively.
Recent Market Change
Over the last year, 120, Blackhorse Lane has seen its estimated sale value decline by £10,297 (1.4%) and its estimated rental value climb by £109 per month (3.5%). This results in an estimated gross rental yield of 5.1%.
Plot Size
HM Land Registry records the plot of land for 120, Blackhorse Lane as measuring 138 m2.
That makes it the 2nd largest plot in the postcode, where 33 of the 37 other houses have recorded plot data.
Energy Efficiency
120, Blackhorse Lane has an Energy Performance Rating (EPC) of C. This is based on the most recent assessment, dated 06 Jun 2023.
The property is connected to mains gas and has fully double glazed windows. It is heated using Boiler and radiators, mains gas.
Sold Prices
The most recent sale of 120, Blackhorse Lane completed on 18th November 2024 at £810,000 and was recorded by HM Land Registry as a freehold house.
Since 1995 this is the property's only sale.
Values of comparable properties have risen by 1.7% over the period since November 2024.
- Sold Nov 2024£810,000
Similar Properties Sold Nearby
Over the past 2 years 3 properties similar to 120, Blackhorse Lane have sold within a radius of 360 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 27th January 2025, was 35, Blenheim Road, London, E17 6HS, a freehold house which sold for £800,000.
Read more about house prices in E17.
•Nearby is defined as the radius comprising the nearest 2,000 addresses.
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Location Comparison
Of the 775 addresses on Blackhorse Lane, London, E17, 120, Blackhorse Lane comes out as the 17th largest and the 9th most expensive in our analysis of the public data.
It is also £194k more expensive than the average property across the E17 district.
More reading links
Schools Nearby
- 400mHillyfield Primary Academy
- 700mStoneydown Park School
- 700mWhittingham Primary Academy
- 300mEden Girls' School, Waltham Forest
- 600mWillowfield School
- 1.4kmWalthamstow Academy
More reading links
Public Transport Nearby
From 120, Blackhorse Lane, the nearest station is Blackhorse Road, 300 metres away.
- 500mBlackhorse Road
- 1.3kmSt James Street
- 1.3kmSt James Street (Walthamstow)
Available Internet Speeds
Broadband here reaches ultrafast speeds, based on recent Ofcom data.
According to recent data from Ofcom, Ultrafast broadband is available in the area.
Risk of Flooding
The flood risk here is rated very low, based on Environment Agency data.
