89, Blackhorse Lane
89, Blackhorse Lane
Description & Estimates
89, Blackhorse Lane is described in the public record as a period house with 764 ft2 of internal area, sitting on a 104 m2 plot.
Locally, houses of this size normally have 3 bedrooms with a garden.
Our estimate of the sale value of 89, Blackhorse Lane is £561,500 and its rental estimate is £2,426 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
89, Blackhorse Lane has no recent1 records in the the Land Registry and a single entry in the EPC database dated February 2015.
We combine this information with public data 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
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 89, Blackhorse Lane, we estimate a market value of £589,575 and a rental value of £2,548 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £522,195 and £2,257 per month respectively.
Recent Market Change
Over the last year, 89, Blackhorse Lane has seen its estimated sale value decline by £8,275 (1.5%) and its estimated rental value climb by £96 per month (4.0%). This results in an estimated gross rental yield of 5.2%.
Plot Size
HM Land Registry records the plot of land for 89, Blackhorse Lane as measuring 104 m2.
That makes it the 3rd largest plot in the postcode, where 16 of the 17 other houses have recorded plot data.
Energy Efficiency
89, Blackhorse Lane has an Energy Performance Rating (EPC) of D. This is based on the most recent assessment, dated 24 Feb 2015.
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 89, Blackhorse Lane completed on 31st January 1995 at £50,000 and was recorded by HM Land Registry as a freehold house.
Since 1995 this is the property's only sale.
- Sold Jan 1995£50,000
Similar Properties Sold Nearby
Over the past 2 years 3 properties similar to 89, Blackhorse Lane have sold within a radius of 260 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 9th October 2025, was 2, Highams Lodge Business Centre, London, E17 6SH, a freehold house which sold for £345,000.
Read more about house prices in E17.
- Sold Oct 2025£345,000 | 2 Bed HouseHighams Lodge Business Centre2, Highams Lodge Business Centre, London, E17 6SH
- Sold Apr 2024£300,000 | 2 Bed HouseHighams Lodge Business Centre1, Highams Lodge Business Centre, London, E17 6SH
- Sold Oct 2022£260,000 | 2 Bed HouseHighams Lodge Business Centre5, Highams Lodge Business Centre, London, E17 6SH
•Nearby is defined as the radius comprising the nearest 2,000 addresses.
More reading links
Location Comparison
Of the 775 addresses on Blackhorse Lane, London, E17, 89, Blackhorse Lane comes out as the 635th largest and the 116th most expensive in our analysis of the public data.
It is also £9k more expensive than the average property across the E17 district.
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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
From 89, Blackhorse Lane, the nearest station is Blackhorse Road, 300 metres away.
- 300mBlackhorse Road
- 1.0kmSt James Street
- 1.1kmSt James Street (Walthamstow)
Available Internet Speeds
Broadband here reaches superfast speeds, based on recent Ofcom data.
According to recent data from Ofcom, Superfast broadband is available in the area.
Risk of Flooding
The flood risk here is rated very low, based on Environment Agency data.
