85, Blackhorse Lane
85, Blackhorse Lane
Description & Estimates
Public records show 85, Blackhorse Lane to be a period freehold house with 862 ft2 of internal area, sitting on a 98.6 m2 plot.
In this area, houses of this size normally have 3 bedrooms with a garden.
85, Blackhorse Lane has an estimated sale value of £601,258 and an estimated rental value of £2,580 per month, assuming reasonable condition and based on the information available.
Blackhorse Lane, London, E17 lies in the borough of Waltham Forest, within the E17 postal district.
Our Data Sources
85, Blackhorse Lane has 3 entries in the Land Registry , most recently in April 2014 and a single entry in the EPC database dated January 2012.
We combine this information with that of neighbouring properties to estimate the property attributes and values.
The local information is scored as 3 out of 5 and is considered of medium accuracy.
Price Range & Condition
In very good condition, we estimate 85, Blackhorse Lane would be worth £631,321, with a potential rental value of £2,709 per month.
If substantial cosmetic improvements are needed, the estimated sale value falls to £559,170, with a rental value of £2,400 per month.
The extent to which decoration affects a property's value depends on its type, size and location.
Recent Market Change
The estimated sale value of 85, Blackhorse Lane has moved down by £8,861 (1.5%) over the last year. During the same period, its estimated monthly rental value has increased by £103 (4.0%). The property's estimated gross yield is currently 5.1%.
Plot Size
85, Blackhorse Lane occupies a 99 m2 plot as recorded by HM Land Registry.
Of the 17 other houses in this postcode, 16 have recorded plot sizes, and this one ranks as the 8th largest.
Energy Efficiency
85, Blackhorse Lane has an Energy Performance Rating (EPC) of D. This is based on the most recent assessment, dated 09 Jan 2012.
The property is connected to mains gas and has fully double glazed windows. It is heated using Boiler and radiators, mains gas.
Sold Prices
85, Blackhorse Lane last changed hands on 24th April 2014, selling for £353,250. The transaction was logged as a freehold house by HM Land Registry.
In total it has sold 3 times since 1995.
The market for similar properties has risen by 70.2% since April 2014.
- Sold Apr 2014£353,250
- Sold Jul 2012£179,000
- Sold Apr 2012£150,000
Similar Properties Sold Nearby
Land Registry records and our Estate Agent network show 3 sales of comparable properties within 260 metres of 85, Blackhorse Lane across the last 2 years.
Most recently, 32, Blenheim Road, London, E17 6HS, a freehold house, sold at £760,000 on the 6th November 2025.
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
Our analysis of the public data ranks 85, Blackhorse Lane as the 607th largest and the 96th most expensive of the 775 addresses on Blackhorse Lane, London, E17.
Against the E17 postcode district average, it is £49k more expensive than the typical property.
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Schools Nearby
- 400mStoneydown Park School
- 500mSt Patrick's Catholic Primary School
- 600mHillyfield Primary Academy
- 400mWillowfield School
- 600mEden Girls' School, Waltham Forest
- 1.6kmWalthamstow Academy
More reading links
Public Transport Nearby
Blackhorse Road station is the nearest stop to 85, Blackhorse Lane at 300 metres away.
- 300mBlackhorse Road
- 1.0kmSt James Street
- 1.1kmSt James Street (Walthamstow)
Available Internet Speeds
Ofcom's latest figures show superfast broadband available in this area.
According to recent data from Ofcom, Superfast broadband is available in the area.
Risk of Flooding
Environment Agency data suggests this area has a very low risk of flooding.
