Our Data Sources
80, Merriam Close has 2 entries in the Land Registry , most recently in September 2025 and a single entry in the EPC database dated October 2020.
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 80, Merriam Close, we estimate a market value of £453,687 and a rental value of £1,842 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £401,837 and £1,632 per month respectively.
Energy Efficiency
80, Merriam Close has an Energy Performance Rating (EPC) of B. This is based on the most recent assessment, dated 26 Oct 2020.
The property is not connected to mains gas and has high performance glazing. It is heated using Community scheme.
Sold Prices
The most recent sale of 80, Merriam Close completed on 19th September 2025 at £455,000 and was recorded by HM Land Registry as a leasehold flat.
Since 1995 the property has sold twice.
Values of comparable properties have dropped by 12.1% over the period since September 2025.
- Sold Sep 2025£455,000
- Sold Nov 2020£440,000
Similar Properties Sold Nearby
Over the past 2 years 164 properties similar to 80, Merriam Close have sold within a radius of 490 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 10th April 2026, was 50, Merriam Close, London, E4 9JQ, a leasehold flat which sold for £440,000.
Read more about house prices in E4.
- Sold Apr 2026£440,000 | 2 Bed Flat50, Merriam Close, London, E4 9JQ50, Merriam Close, London, E4 9JQ
- Sold Jan 2025£440,000 | 2 Bed Flat66, Merriam Close, London, E4 9JQ66, Merriam Close, London, E4 9JQ
- Sold Oct 2024£450,000 | 2 Bed Flat55, Merriam Close, London, E4 9JQ55, Merriam Close, London, E4 9JQ
•Nearby is defined as the radius comprising the nearest 2,000 addresses.
More reading links
Location Comparison
Of the 119 addresses on Merriam Close, London, E4, 80, Merriam Close comes out as the 51st largest and the 48th most expensive in our analysis of the public data.
It is also £103k less expensive than the average property across the E4 district.
More reading links
Schools Nearby
- Ainslie Wood Primary School500 m away
- Handsworth Primary School600 m away
- Selwyn Primary School600 m away
- Highams Park School600 m away
- South Chingford Foundation School900 m away
- Woodford County High School1.6 km away
More reading links
Public Transport Nearby
- Highams Park|300 m away
- Chingford|2.6 km away
- Woodford|2.6 km away
Risk of Flooding
The flood risk here is rated Very Low, based on Environment Agency data.
