45 West Avenue, London, E17 9QW
UPRN:10093563126Semi-Detached House5 bedsBuilt -
FreeholdCouncil Tax: Band EEPC: B (89)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:52:17.202036+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T17:51:22.003411+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-17T23:51:52.802836+00:00)
HP Score
72
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
16 of 21 sourcesSale Estimate
£871,000
£828k - £915kHigh
Estimate
£871k
Range
£828k – £915k
Rent Estimate (pcm)
£3,450
£3k - £4k
Monthly
£3,450
Yield
4.75%
Verdict
Derived from HomePortfolio scores
45 West Avenue earns an INVESTIGATE rating with HP Score 72/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (73/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.
Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
72
HP Score
72/ 100
Mixed
76
Investment Score
76/ 100
High
57
Crime Score
57/ 100
Elevated
73
Walkability
73/ 100
High
Transit & Bike
Transit 70Bike 66
Walk Score, out of 100
Valuation & Market
Sale Estimate£871,000
Rent Estimate (pcm)£3,450
Gross Yield4.75%
1y Growth-
3y Growth+3.1%
5y Growth+2.3%
10y Growth+3.2%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0E17 9QW
Approval Rate
-12mo
Development
low
- Pending261621Construction of a single storey side return extension.
- Pending261620Prior approval for the construction of a single storey rear infill extension which would extend 6.00m beyond the original rear wall of the existing dwelling with a maximum height of 3.60m and an eaves height of 3.00m.
- Pending261593Prior approval for the construction of a single storey rear infill extension which would extend 5.80m beyond the original rear wall of the existing dwelling with a maximum height of 3.01m and an eaves height of 2.45m.
Ownership
- Corporate Ownership58.5%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,971
Population Density-
Owner Occupied37%
Age Distribution
0-15 18%16-64 74%65+ 8%
Schools Nearby
- Church Hill Nursery School0.2 miReport card2026
Ofsted no longer awards a single overall grade.
- -Walthamstow School for Girls0.2 mi
- Emmanuel Community School0.3 miRequires improvement
- Edinburgh Primary School0.5 miGoodImproving
4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 47 West Avenue-£855k-
- 39 West Avenue-£905k-
- 41 West Avenue-£880k-
- 39 West Avenue-£880k-