13b Manbey Grove
E15 1EX
- Flat
- Leasehold
- 3 bedrooms (estimate)
- 958 sq ft
- EPC C
What comparable sales show
Fair match£426,000
Range £354,000 to £498,000 · £445 per sq ft
Since last sale
+£256,000
+150.6% since Mar 2012, +6.5% a year
Rank in E15 1EX
32nd of 37
Postcode average £562,243
From completed sales of similar homes nearby, adjusted for floor area. It cannot see condition, layout or recent work, so it is not a valuation.
In short
13b Manbey Grove is a 3 bedroom leasehold flat in E15 of about 958 sq ft.
Comparable completed sales nearby put it at £354,000 to £498,000, about £426,000 in the middle.
That makes it the 32nd highest of the 37 homes we can compare in E15 1EX, where the middle figure averages £562,243.
It last sold for £170,000 in March 2012; comparable sales suggest it has gained about £256,000 since, roughly +6.5% a year.
Across Waltham Forest, average prices rose 0.7% in the year to August 2026.
Where in the range would yours sell?
Condition and improvements usually decide it, and only someone who sees the home can say.
Lower end
£354,000
Middle
£426,000
Upper end
£498,000
Done work since the records were made? Claim your home and tell us, or ask local agents where yours sits.
The street
Manbey Grove and its sales
13b Manbey Grove on the map
This home, the completed sales its figure is worked out from, and the other sales on Manbey Grove. Choose a pin for the address, size and date.
The Land Registry records a sale by its postcode, so pins sit at the postcode, close to the home, not on its doorstep. Map: contains OS data © Crown copyright and database rights 2026.
How 13b Manbey Grove compares with Manbey Grove
Against the 5 completed sales on the street in the last two years
Price
Size
Per sq ft
- Its middle figure of £426,000 is 25% below the street's median sale price of £570,000.
- At 958 sq ft it is 17% below the median size of the homes sold here, 1,152 sq ft.
- That is £445 per sq ft, 21% below the street's median of £561 per sq ft.
- 0 of those 5 sales completed for less than this home's middle figure, and 5 for the same or more.
A comparison of completed sales, not a valuation: it cannot see condition, layout or work done since a home last sold.
Sales activity on Manbey Grove
Completed sales registered with HM Land Registry, by quarter
- Sales in two years
- 5
- Average price
- £630,400
- Lowest
- £490,000
- Highest
- £845,000
| Quarter | Sales | Median price |
|---|---|---|
| Q1 2025 | 2 | £623,500 |
| Q2 2025 | 0 | – |
| Q3 2025 | 2 | £667,500 |
| Q4 2025 | 1 | £570,000 |
| Q1 2026 | 0 | – |
| Q2 2026 | 0 | – |
| Q3 2026 | 0 | – |
| Q4 2026 | 0 | – |
| Type of home | Share of sales | Median price | Per sq ft |
|---|---|---|---|
| Terraced houses | 100% (5) | £570,000 | £561 |
Completed sales on Manbey Grove
Every sale in the last two years. Choose an address to see that home's page.
| Address | Sold | Price | Type | Size | Per sq ft |
|---|---|---|---|---|---|
| 19 Manbey GroveE15 1EX | Nov 2025 | £570,000 | Terraced | 1,152 sq ft | £495 |
| 47 Manbey GroveE15 1EX | Sept 2025 | £845,000 | Terraced | – | – |
| 25 Manbey GroveE15 1EX | Aug 2025 | £490,000 | Terraced | – | – |
| 6 Manbey GroveE15 1EX | Mar 2025 | £516,000 | Terraced | 797 sq ft | £648 |
| 57 Manbey GroveE15 1EX | Feb 2025 | £731,000 | Terraced | 1,302 sq ft | £561 |
Energy
How efficient the home is
Energy performance certificate
From the official register for 13b Manbey Grove, lodged 23 September 2022.
Rating now
C74 points
Could reach
C77 points
3 points higher with the improvements below
- Built
- Before 1900
- Solar panels
- None recorded
What the assessor found
Each part of the home, with the certificate's own energy efficiency rating.
Walls
Solid brick, as built, no insulation (assumed)
Very poorRoof
Pitched, no insulation (assumed)
Very poorFloor
(another dwelling below)
Not rated on the certificate
Windows
Fully double glazed
GoodHeating
Boiler and radiators, mains gas
GoodHeating controls
Programmer, room thermostat and TRVs
GoodHot water
From main system
GoodLighting
Low energy lighting in all fixed outlets
Very good
Estimated running costs
A year, now and after the recommended improvements.
£59 a year less after the improvements
Heating
Hot water
Lighting
The assessor's estimates at the energy prices in use when the certificate was made (2022), for a typical household. Today's bills will differ.
Improvements the certificate recommends
In the certificate's order. Each rating assumes the steps before it are done.
- 1
50 mm internal or external wall insulation
Typical cost £4,000–£14,000 · saves about £59 a year
Rating after77C
Costs and savings are the certificate's own, as estimated when it was made.
History
What it has sold for
Sale history
Every sale of this home registered with HM Land Registry since 1995
| Sold | Price paid | Change | A year |
|---|---|---|---|
| March 2012 | £170,000 | +13.3% | +1.5% |
| October 2003 | £150,000 | First sale | – |
Nearby
Neighbours and the sales behind the figure
Homes in E15 1EX
Ranked by what comparable sales show. Choose one to see its page.
The completed sales behind the figure
Similar homes nearby, registered with HM Land Registry. Choose one to see its page.
| Home | Price | Sold | Size | Per sq ft | Away |
|---|---|---|---|---|---|
| Flat 5, 119 The GroveE15 1EN · Flat | £365,000 | Dec 2025 | 797 sq ft | £458 | 0.1 mi |
| 17 Forest LaneE15 1HA · Flat | £640,000 | Jan 2026 | 1,066 sq ft | £601 | 0.2 mi |
| 31 Grove Crescent RoadE15 1BJ · Flat | £420,000 | Oct 2025 | 840 sq ft | £500 | 0.2 mi |
| 1 Thorogood GardensE15 1HG · Flat | £410,000 | Mar 2025 | 893 sq ft | £459 | 0.2 mi |
| 88 Keogh RoadE15 4NS · Flat | £275,000 | Sept 2026 | 667 sq ft | £412 | 0.2 mi |
| 8 Onyx MewsE15 4HU · Flat | £285,000 | Nov 2025 | 797 sq ft | £358 | 0.2 mi |
| 15 Oxford RoadE15 1DD · Flat | £415,000 | Mar 2025 | 840 sq ft | £494 | 0.2 mi |
| Flat 5, 16 Manbey Park RoadE15 1EY · Flat | £330,000 | Feb 2026 | 560 sq ft | £590 | < 0.1 mi |
| 29 Waddington RoadE15 1QL · Flat | £308,000 | Dec 2025 | 678 sq ft | £454 | 0.2 mi |
| 35 Waddington RoadE15 1QL · Flat | £365,000 | Oct 2025 | 624 sq ft | £585 | 0.2 mi |
| 28 Carolina CloseE15 1JR · Flat | £268,000 | Mar 2026 | 517 sq ft | £519 | 0.2 mi |
| 65A Carnarvon RoadE15 4JW · Flat | £475,000 | Mar 2025 | 689 sq ft | £690 | 0.2 mi |
The area
E15 at a glance
What buyers have paid in E15
Completed sales in the last 12 months, against the 12 months before
Flats
Terraced
Semi-detached
Detached
| Type | Sales | Average price | Average size | Per sq ft | On the year |
|---|---|---|---|---|---|
| All homes | 313 | £466,103 | 894 sq ft | £563 | −16.7% |
| Flats | 158 | £364,894 | 675 sq ft | £495 | −5.3% |
| Terraced | 139 | £549,305 | 982 sq ft | £574 | +3.2% |
| Semi-detached | 8 | £518,500 | 1,146 sq ft | £491 | −4.5% |
| Detached | 1 | £795,500 | – | – | – |
Find another home
Enter an address with its postcode, or just the postcode, to open that home's page.
Contains HM Land Registry data © Crown copyright and database right 2026. Licensed under the Open Government Licence v3.0.
Energy performance data © Crown copyright. Licensed under the Open Government Licence v3.0.
Floor area and energy rating from the energy certificate of September 2022.
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