2 The Highams
E17 4EN
- Flat
- Leasehold
- 2 bedrooms (estimate)
- 452 sq ft
- EPC C
What comparable sales show
Few close matches: a rough guide£276,000
Range £209,000 to £342,000 · £610 per sq ft
Since last sale
+£53,500
+24.0% since Jan 2026
Rank in E17 4EN
5th of 9
Postcode average £269,889
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
2 The Highams is a 2 bedroom leasehold flat in E17 of about 452 sq ft.
Comparable completed sales nearby put it at £209,000 to £342,000, about £276,000 in the middle.
That makes it the 5th highest of the 9 homes we can compare in E17 4EN, where the middle figure averages £269,889.
It last sold for £222,500 in January 2026; comparable sales suggest it has gained about £53,500 since.
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
£209,000
Middle
£276,000
Upper end
£342,000
Done work since the records were made? Claim your home and tell us, or ask local agents where yours sits.
On the map
Where 2 The Highams is
2 The Highams on the map
This home and the completed sales its figure is worked out from. 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.
Energy
How efficient the home is
Energy performance certificate
From the official register for 2 The Highams, lodged 18 March 2025.
Rating now
C72 points
Could reach
C75 points
3 points higher with the improvements below
- Built
- 1950–1966
- Solar panels
- None recorded
What the assessor found
Each part of the home, with the certificate's own energy efficiency rating.
Walls
Cavity wall, as built, no insulation (assumed)
PoorRoof
(another dwelling above)
Not rated on the certificate
Floor
Solid, no insulation (assumed)
Not rated on the certificate
Windows
Fully double glazed
AverageHeating
Boiler and radiators, mains gas
GoodHeating controls
Programmer, TRVs and bypass
AverageHot 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.
£66 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 (2025), 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
Cavity wall insulation
Typical cost £500–£1,500 · saves about £35 a year
Rating after74C - 2
Floor insulation (solid floor)
Typical cost £4,000–£6,000 · saves about £30 a year
Rating after75C
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 |
|---|---|---|---|
| January 2026 | £222,500 | First sale | – |
Nearby
Neighbours and the sales behind the figure
Homes in E17 4EN
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 |
|---|---|---|---|---|---|
| 2 The HighamsE17 4EN · Flat | £222,500 | Jan 2026 | 452 sq ft | £492 | < 0.1 mi |
| 39B Garner RoadE17 4HE · Flat | £338,000 | Jun 2025 | 463 sq ft | £730 | 0.2 mi |
| 206 Beech Hall RoadE4 9NT · Flat | £285,000 | Aug 2025 | 463 sq ft | £616 | 0.2 mi |
| 43B Kingsley RoadE17 4AU · Flat | £332,000 | Sept 2025 | 441 sq ft | £752 | 0.5 mi |
| 81B Winchester RoadE4 9LJ · Flat | £300,000 | Dec 2025 | 527 sq ft | £569 | 0.4 mi |
| 118 Brookscroft RoadE17 4JR · Flat | £500,000 | Feb 2026 | 635 sq ft | £787 | 0.3 mi |
| 232A St Johns RoadE17 4JN · Flat | £557,000 | Jan 2025 | 506 sq ft | £1,101 | 0.3 mi |
| 34A Newbury RoadE4 9JH · Flat | £331,000 | Mar 2025 | 484 sq ft | £683 | 0.4 mi |
| 27 Northbank RoadE17 4JY · Flat | £448,000 | Oct 2025 | 635 sq ft | £705 | 0.3 mi |
| 34 Cavendish RoadE4 9NH · Flat | £320,000 | Mar 2025 | 484 sq ft | £661 | 0.5 mi |
| 19A Roberts RoadE17 4LP · Flat | £235,000 | Aug 2025 | 570 sq ft | £412 | 0.4 mi |
| Flat 2, 66 Woodstock RoadE17 4BJ · Flat | £450,000 | Nov 2025 | 624 sq ft | £721 | 0.4 mi |
The area
E17 at a glance
What buyers have paid in E17
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 | 599 | £582,749 | 911 sq ft | £697 | +2.4% |
| Flats | 254 | £420,606 | 639 sq ft | £705 | +1.6% |
| Terraced | 302 | £707,248 | 1,072 sq ft | £701 | −0.4% |
| Semi-detached | 21 | £754,004 | 970 sq ft | £734 | −0.6% |
| Detached | 1 | £567,000 | – | – | – |
Find another home
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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 March 2025.
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