8 Beech Hall Road
E4 9NX
- Terraced
- Freehold
- 3 bedrooms (estimate)
- 990 sq ft
- EPC D
What comparable sales show
Fair match£675,000
Range £560,000 to £790,000 · £682 per sq ft
Since last sale
+£150,000
+28.6% since Oct 2015, +2.3% a year
Rank in E4 9NX
38th of 46
Postcode average £789,413
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
8 Beech Hall Road is a 3 bedroom freehold terraced in E4 of about 990 sq ft.
Comparable completed sales nearby put it at £560,000 to £790,000, about £675,000 in the middle.
That makes it the 38th highest of the 46 homes we can compare in E4 9NX, where the middle figure averages £789,413.
It last sold for £525,000 in October 2015; comparable sales suggest it has gained about £150,000 since, roughly +2.3% 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
£560,000
Middle
£675,000
Upper end
£790,000
Done work since the records were made? Claim your home and tell us, or ask local agents where yours sits.
The street
Beech Hall Road and its sales
8 Beech Hall Road on the map
This home, the completed sales its figure is worked out from, and the other sales on Beech Hall Road. 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 8 Beech Hall Road compares with Beech Hall Road
Against the 7 completed sales on the street in the last two years
Price
Size
Per sq ft
- Its middle figure of £675,000 is 20% below the street's median sale price of £842,500.
- At 990 sq ft it is 17% below the median size of the homes sold here, 1,195 sq ft.
- That is £682 per sq ft, 11% above the street's median of £616 per sq ft.
- 3 of those 7 sales completed for less than this home's middle figure, and 4 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 Beech Hall Road
Completed sales registered with HM Land Registry, by quarter
- Sales in two years
- 7
- Average price
- £654,071
- Lowest
- £1,000
- Highest
- £1,250,000
| Quarter | Sales | Median price |
|---|---|---|
| Q1 2025 | 1 | £842,500 |
| Q2 2025 | 1 | £1,000 |
| Q3 2025 | 1 | £285,000 |
| Q4 2025 | 1 | £370,000 |
| Q1 2026 | 0 | – |
| Q2 2026 | 1 | £900,000 |
| Q3 2026 | 1 | £1,250,000 |
| Q4 2026 | 0 | – |
| Type of home | Share of sales | Median price | Per sq ft |
|---|---|---|---|
| Terraced houses | 67% (4) | £871,250 | £668 |
| Semi-detached houses | 17% (1) | £1,250,000 | – |
| Flats | 17% (1) | £285,000 | – |
Completed sales on Beech Hall Road
Every sale in the last two years. Choose an address to see that home's page.
| Address | Sold | Price | Type | Size | Per sq ft |
|---|---|---|---|---|---|
| 85 Beech Hall RoadE4 9NN | Jul 2026 | £1,250,000 | Semi-detached | 2,120 sq ft | £589 |
| 92 Beech Hall RoadE4 9NX | May 2026 | £900,000 | Terraced | – | – |
| 13A Beech Hall RoadE4 9NJ | Oct 2025 | £370,000 | Terraced | – | – |
| 206 Beech Hall RoadE4 9NT | Aug 2025 | £285,000 | Flat | 463 sq ft | £616 |
| 13 Beech Hall RoadE4 9NJ | Jun 2025 | £1,000 | Other | 549 sq ft | £2 |
| 53 Beech Hall RoadE4 9NJ | Mar 2025 | £842,500 | Terraced | 1,195 sq ft | £705 |
| 66 Beech Hall RoadE4 9NX | Nov 2024 | £930,000 | Terraced | 1,475 sq ft | £631 |
Energy
How efficient the home is
Energy performance certificate
From the official register for 8 Beech Hall Road, lodged 28 July 2015.
Rating now
D57 points
Could reach
C78 points
21 points higher with the improvements below
- Built
- 1900–1929
- 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
Suspended, no insulation (assumed)
Not rated on the certificate
Windows
Fully double glazed
GoodHeating
Boiler and radiators, mains gas
GoodHeating controls
Room thermostat only
PoorHot water
From main system
GoodLighting
Low energy lighting in 8% of fixed outlets
Very poor
Estimated running costs
A year, now and after the recommended improvements.
£317 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 (2015), 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 £170 a year
Rating after63D - 2
Floor insulation (suspended floor)
Typical cost £800–£1,200 · saves about £30 a year
Rating after65D - 3
Low energy lighting for all fixed outlets
Typical cost £60 · saves about £46 a year
Rating after66D - 4
Upgrade heating controls
Typical cost £350–£450 · saves about £36 a year
Rating after68D - 5
Solar water heating
Typical cost £4,000–£6,000 · saves about £34 a year
Rating after69C - 6
Solar photovoltaic panels, 2.5 kWp
Typical cost £5,000–£8,000 · saves about £274 a year
Rating after78C
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 |
|---|---|---|---|
| October 2015 | £525,000 | First sale | – |
Nearby
Neighbours and the sales behind the figure
Homes in E4 9NX
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 |
|---|---|---|---|---|---|
| 15 Beech Hall CrescentE4 9NW · Terraced | £790,000 | Sept 2025 | 1,001 sq ft | £789 | 0.1 mi |
| 46 Lyndhurst RoadE4 9JU · Terraced | £760,000 | Mar 2026 | 926 sq ft | £821 | 0.2 mi |
| 103 Winchester RoadE4 9LJ · Terraced | £517,000 | Mar 2025 | 1,001 sq ft | £516 | 0.1 mi |
| 53 Malvern AvenueE4 9NP · Terraced | £550,000 | Dec 2025 | 904 sq ft | £608 | 0.1 mi |
| 42 Haldan RoadE4 9JJ · Terraced | £865,000 | Feb 2026 | 1,163 sq ft | £744 | 0.1 mi |
| 7 Haldan RoadE4 9JJ · Terraced | £812,500 | Apr 2026 | 1,227 sq ft | £662 | 0.1 mi |
| 43 Malvern AvenueE4 9NP · Terraced | £705,000 | Sept 2025 | 915 sq ft | £771 | 0.1 mi |
| 33 Beech Hall CrescentE4 9NW · Terraced | £855,000 | Nov 2025 | 1,152 sq ft | £742 | 0.1 mi |
| 101 Winchester RoadE4 9LJ · Terraced | £625,000 | Dec 2024 | 969 sq ft | £645 | 0.1 mi |
| 4 Newbury RoadE4 9JH · Terraced | £725,000 | Feb 2026 | 1,281 sq ft | £566 | 0.1 mi |
| 59 Winchester RoadE4 9LH · Terraced | £720,500 | Sept 2025 | 1,173 sq ft | £614 | 0.1 mi |
| 66 Haldan RoadE4 9JJ · Terraced | £760,000 | Jul 2025 | 893 sq ft | £851 | 0.1 mi |
The area
E4 at a glance
What buyers have paid in E4
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 | 354 | £543,537 | 1,057 sq ft | £539 | −1.1% |
| Flats | 105 | £328,050 | 665 sq ft | £483 | −2.4% |
| Terraced | 141 | £581,465 | 1,077 sq ft | £550 | +3.6% |
| Semi-detached | 87 | £686,073 | 1,261 sq ft | £571 | +0.7% |
| Detached | 14 | £765,857 | 1,462 sq ft | £538 | −20.8% |
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 July 2015.
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