Our Data Sources
32B, Blackhorse Lane has a single entry in the Land Registry from April 2016 and a single entry in the EPC database dated December 2025.
We combine this information with that of neighbouring properties to estimate the property attributes and values.
The local information is scored as 1 out of 5 and is considered of low accuracy.
Price Range & Condition
In very good condition, we estimate 32B, Blackhorse Lane would be worth £380,464, with a potential rental value of £1,922 per month.
If substantial cosmetic improvements are needed, the estimated sale value falls to £336,982, with a rental value of £1,702 per month.
The extent to which decoration affects a property's value depends on its type, size and location.
Energy Efficiency
32B, Blackhorse Lane has an Energy Performance Rating (EPC) of D. This is based on the most recent assessment, dated 02 Dec 2025.
The property is connected to mains gas and has fully double glazed windows. It is heated using Boiler and radiators, mains gas.
Sold Prices
32B, Blackhorse Lane last changed hands on 29th April 2016, selling for £310,000. The transaction was logged as a leasehold flat by HM Land Registry.
That is its only recorded sale since 1995.
The market for similar properties has risen by 9.5% since April 2016.
- Sold Apr 2016£310,000
Similar Properties Sold Nearby
Land Registry records and our Estate Agent network show 122 sales of comparable properties within 190 metres of 32B, Blackhorse Lane across the last 2 years.
Most recently, Flat 22, 14, Collendale Road, London, E17 6TB, a leasehold flat, sold at £370,000 on the 23rd April 2026.
Read more about house prices in E17.
- Sold Apr 2026£370,000 | 2 Bed FlatFlat 22, 14, Collendale Road, London, E17 6TBFlat 22, 14, Collendale Road, London, E17 6TB
- Sold Jan 2026£377,500 | 2 Bed FlatFlat 14, 14, Collendale Road, London, E17 6TBFlat 14, 14, Collendale Road, London, E17 6TB
- Sold Nov 2025£435,000 | 2 Bed FlatFlat 26, 14, Collendale Road, London, E17 6TBFlat 26, 14, Collendale Road, London, E17 6TB
•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 32B, Blackhorse Lane as the 171st largest and the 176th most expensive of the 775 addresses on Blackhorse Lane, London, E17.
Against the E17 postcode district average, it is £193k less expensive than the typical property.
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Schools Nearby
- Stoneydown Park School400 m away
- St Patrick's Catholic Primary School400 m away
- Hillyfield Primary Academy600 m away
- Willowfield School300 m away
- Eden Girls' School, Waltham Forest700 m away
- Kelmscott School1.6 km away
More reading links
Public Transport Nearby
- Blackhorse Road|200 m away
- St James Street|1.0 km away
- St James Street (Walthamstow)|1.0 km away
Available Internet Speeds
Ofcom's latest figures show standard broadband available in this area.
According to recent data from Ofcom, Standard Broadband is available in the area.
Risk of Flooding
Environment Agency data suggests this area has a Very Low risk of flooding.
