32, Eagle Lane, E11 1PF
32 Eagle Lane is a 309 m² / 3,326 sq ft semi-detached home in Leytonstone. It sold for £1,815,000 in July 2025. Indexed forward to today's value, that sale is roughly £1,790k. Recent local prices imply a broad valuation context of £1,879k to £2,392k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.
- Sale history
-
£1,815,000 on Jul 2025
- Internal area
- 309 square metres (3,326 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £5,873 per square metre (£546 per square foot) in Jul 2025. Indexed forward to today's value, this is roughly £5,792 per square metre (£538 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jul 2025 £1,815,000 £5,874 £1,789,612 £5,792 Calculated using the latest EPC internal area of 309 m². Earlier sale dates may not have had the same measured area available.
- Valuation
- The most recent sale price indexed forward to today's value is £1,789,612. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Leytonstone are now selling for between £6,080 and £7,740 per square metre (£564 and £719 per square foot). Based on an internal area of 309 m², this implies a valuation between £1,879,000 and £2,392,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
- Bedrooms
- 5
- Type
- Semi-detached
- Council tax band
- F
- Plot size
- 559 square metres (6,017 square feet) - map showing freehold boundary lines
- Planning ref:
- January 2014 3053/13
- Type:
- Full and householder planning application
- Status:
- Application approved with conditions
- Address:
- 32, Eagle Lane, Wanstead, London,
- Description:
- Extension of existing basement by increasing depth and extending to the rear. Creation of new lower terrace. Creation of bay window to front to create a light well at basement level. Glass balustrade to patio area. New steel railings to rear boundary (Summary).
- Summary:
- 14 February 2024 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Semi-Detached House , has 12 habitable rooms. Estimated year built 1930 to 1949
- Area:
- 309 sqm (3,326 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, 200 mm loft insulation. Heating: Boiler and radiators, mains gas.
32 Eagle Lane is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.
- HouseMetric estimates the most recent sale price indexed forward to today's value is £1,789,612.
- Based on an internal area of 309 m² and recent prices in Leytonstone, this implies a lower and upper quartile range from £1,879,000 to £2,392,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.