Sold STC Semi-detached

85 HONEY LANE

WALTHAM ABBEY, ESSEX EN9 3AU

3 beds 1 baths 980 sq ft Listed 23 Feb 2024 (-838d)

£499,995

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# 3 bedroom semi-detached house for sale (EN9 3AU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 HONEY LANE, WALTHAM ABBEY, ESSEX EN9 3AU |
| Price | £499,995 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 91 m² |
| Last sold | £480,000 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Current heating cost:** £1,973/year
- **Est. upgrade cost to C:** £22,873

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- C (£15 - £30)
- E (£50)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7500-6388-0922-4325-3243)

## Description

**** **** Honey Lane is a well regarded and sought after location comprising of a varying type and style of property with many properties having been substantially extended to create imposing family homes.  It is centrally located offering easy access to junction 26 of the M25 with direct links to the A10/M11 intersections.  Additionally there are bus routes close by to offer regular service to the neighbouring towns of Waltham Cross , Epping and Loughton for train links.

This particular property is a traditional 1950's semi-detached property which  has been in the same ownership from new.  It has almost been retained in its original floorplan and therefore offers the incoming party extensive opportunity to modernise and design the property to suit current family requirements in line with neighbouring properties.

The accommodation in brief comprises a good size entrance hall with access to the guest cloakroom/wc which is located on the half-landing.  There is a large through lounge extending the full depth of the house which overlooks both the front aspect and grants access to the rear garden via double glazed doors to the rear.  The kitchen located off the hall has been replaced in recent years and offers a range of wood effect wall and base units with granite work surfaces.

There are three bedrooms to the first floor, two of which are double rooms and a good size single room.  The bathroom presents with a walk in bath and wash hand basin and this is supported by a separate WC.

Externally there is a long established rear garden which has been professionally landscaped into descending tiers with a good size family patio immediately at the rear.   Off road parking for two cars is provided to the front of the property.

Other features include full double glazing and gas central heating.  Being offered chain free early viewing is highly recommend.

**ENTRANCE** **PORCH** **** **6' 4" x 2' 1" (1.93m x 0.64m)**

**ENTRANCE** **HALL** **** **14' 4" x 3' 6" (4.37m x 1.07m)**

**GUEST** **CLOAKROOM/WC** **** Located on the half landing

**KITCHEN** **8' 5" x 7' 8" (2.57m x 2.34m)**

**THROUGH** **LOUNGE** **** **26' 6" x 12' 2" (8.08m x 3.71m)**

**FIRST** **FLOOR** **LANDING** **** ****

**BEDROOM** **ONE** **** **13' 3" x 9' 3" (4.04m x 2.82m)**

**BEDROOM** **TWO** **** **12' 0" x 11' 3" (3.66m x 3.43m)**

**BEDROOM** **THREE** **** **8' 10" x 6' 8" (2.69m x 2.03m)**

**BATHROOM** **** **7' 6" x 5' 4" (2.29m x 1.63m)**

**SEPARATE** **WC** ****

**EXTERIOR** **** ****

**OFF** **ROAD** **PARKING** **FOR** **TWO** **VEHICLES** **** ****

**LONG** **REAR** **GARDEN** **** ****

**CHARGES** **AND** **TENURE** **** **** Freehold Title

Council Tax - Band E within Epping Forest District Council

**UTILITIES** **** **** Gas - supplied by British Gas

Electric - supplied by British Gas

Water - mains supply with Thames Water

Broadband - Ultrafast 1000 Mbps

Mobile Services - Strongest services Vodaphone and 02

Fibre/Satellite TV - BT and Sky

Flood Risk - noted as low

## Property Photos

- ![Photo](/listings/photos/145048910/373858)
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- ![Photo](/listings/photos/145048910/373860)
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- ![Photo](/listings/photos/145048910/373863)
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- ![Photo](/listings/photos/145048910/373865)
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- ![Photo](/listings/photos/145048910/373868)
- ![Photo](/listings/photos/145048910/373869)

## Floorplans

- ![Floorplan 1](/listings/photos/145048910/373870) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/145048910/373871) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9659856
- **Address:** 85 Honey Lane, WALTHAM ABBEY, EN9 3AU
- **Certificate Issued:** 15/07/2013
- **Work Completed:** 17/06/2013
- **Items:** 1 window(s), 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3AU | £480,000 | 31/05/2024 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 50 HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3BS | £499,000 | 16/01/2026 | Semi-detached |
| 4 HONEY BROOK, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3DD | £345,000 | 31/07/2025 | Semi-detached |
| 19 ROSEBANK, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3DE | £490,000 | 29/05/2025 | Semi-detached |
| 24 DOWNLANDS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 1UH | £395,000 | 24/11/2023 | Semi-detached |
| 18 CHEQUERS WALK, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3EW | £390,000 | 20/10/2023 | Semi-detached |
| [Same street] 101A HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3AU | £550,000 | 03/10/2023 | Detached |
| 4 WILLOW PATH, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3ER | £376,000 | 20/12/2022 | Semi-detached |
| 20 STONYSHOTTS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3DH | £455,000 | 15/12/2022 | Semi-detached |
| 25 MASON WAY, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3ET | £418,000 | 15/12/2022 | Semi-detached |
| 110 HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3BG | £575,000 | 24/11/2022 | Semi-detached |
| 18 DOWNLANDS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 1UH | £425,000 | 25/10/2022 | Semi-detached |
| 97 ROUNDHILLS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 1TF | £490,000 | 24/08/2022 | Semi-detached |
| 27 MASON WAY, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3ET | £385,000 | 25/02/2022 | Semi-detached |
| 138 HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3BG | £550,000 | 30/11/2021 | Semi-detached |
| [Same street] 101A HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3AU | £505,000 | 25/10/2021 | Detached |
| 9 PATMORE ROAD, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3BN | £385,000 | 20/10/2021 | Semi-detached |
| 53 MASON WAY, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3EN | £416,000 | 27/09/2021 | Semi-detached |
| 109 ROUNDHILLS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 1TF | £365,000 | 31/08/2021 | Semi-detached |

**Street average:** £527,500 (2 sales)
**Area average:** £434,938 (16 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £448,972 (18 Semi-detached, EN9, 2024–2026)
- **Deviation:** +11.4%

## Rental Range

*ONS Price Index of Private Rents (Epping Forest). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,652/mo
- **Realistic:** £1,835/mo
- **Optimistic:** £2,019/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Windmill Close, EN9 | £1,650/mo | 3 | 0.09 miles | OpenRent |
| 3 Bed Semi-Detached House, The Cobbins, EN9 | £2,150/mo | 3 | 0.43 miles | OpenRent |
| 3 Bed Semi-Detached House, Monkswood Avenue, EN9 | £2,350/mo | 3 | 0.62 miles | OpenRent |
| 3 Bed Flat, Highbridge House, EN9 | £1,750/mo | 3 | 0.92 miles | OpenRent |

**Average rent: £1,975/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,950/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-239/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £5,494/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 2.5%
- **10y growth:** 16.2%

## House Price Index (HM Land Registry)

*Official index for Epping Forest; Semi-detached series; as of March 2026.*

- **1y growth (index):** -1.8%
- **5y growth (index):** 10.2%
- **10y growth (index):** 20%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

FREEHOLD

Floor area

91 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£480,000 May 2024

Price per m²

£5,494/m²

Local average

£448,972 (+11.4%)

Deprivation

Decile 6 (20,167 of 33,755)

Street crime

153 incidents within 1 mile (Apr 2026)

Key features

TRADITIONAL 1950'S SEMI
LONG REAR GARDEN
OFF ROAD PARKING
THREE BEDROOMS
HIGHLY REGARDED LOCATION
SCOPE FOR MODERNISATION
CHAIN FREE

Additional details

Parking: Off street
Garden: Yes

Description

** Honey Lane is a well regarded and sought after location comprising of a varying type and style of property with many properties having been substantially extended to create imposing family homes. It is centrally located offering easy access to junction 26 of the M25 with direct links to the A10/M11 intersections. Additionally there are bus routes close by to offer regular service to the neighbouring towns of Waltham Cross , Epping and Loughton for train links.

This particular property is a traditional 1950's semi-detached property which has been in the same ownership from new. It has almost been retained in its original floorplan and therefore offers the incoming party extensive opportunity to modernise and design the property to suit current family requirements in line with neighbouring properties.

The accommodation in brief comprises a good size entrance hall with access to the guest cloakroom/wc which is located on the half-landing. There is a large through lounge extending the full depth of the house which overlooks both the front aspect and grants access to the rear garden via double glazed doors to the rear. The kitchen located off the hall has been replaced in recent years and offers a range of wood effect wall and base units with granite work surfaces.

There are three bedrooms to the first floor, two of which are double rooms and a good size single room. The bathroom presents with a walk in bath and wash hand basin and this is supported by a separate WC.

Externally there is a long established rear garden which has been professionally landscaped into descending tiers with a good size family patio immediately at the rear. Off road parking for two cars is provided to the front of the property.

Other features include full double glazing and gas central heating. Being offered chain free early viewing is highly recommend.

ENTRANCE PORCH 6' 4" x 2' 1" (1.93m x 0.64m)

ENTRANCE HALL 14' 4" x 3' 6" (4.37m x 1.07m)

GUEST CLOAKROOM/WC Located on the half landing

KITCHEN 8' 5" x 7' 8" (2.57m x 2.34m)

THROUGH LOUNGE 26' 6" x 12' 2" (8.08m x 3.71m)

FIRST FLOOR LANDING

BEDROOM ONE 13' 3" x 9' 3" (4.04m x 2.82m)

BEDROOM TWO 12' 0" x 11' 3" (3.66m x 3.43m)

BEDROOM THREE 8' 10" x 6' 8" (2.69m x 2.03m)

BATHROOM 7' 6" x 5' 4" (2.29m x 1.63m)

SEPARATE WC

EXTERIOR

OFF ROAD PARKING FOR TWO VEHICLES

LONG REAR GARDEN

CHARGES AND TENURE Freehold Title

Council Tax - Band E within Epping Forest District Council

UTILITIES ** Gas - supplied by British Gas
Electric - supplied by British Gas
Water - mains supply with Thames Water
Broadband - Ultrafast 1000 Mbps
Mobile Services - Strongest services Vodaphone and 02
Fibre/Satellite TV - BT and Sky

Flood Risk - noted as low

Listed by

Essex

Rainbow Estate Agents (S.E.) Ltd

Reference: 145048910

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 28/02/2024

Current heating cost: £1,973/year

Potential heating cost: £1,012/year

Est. upgrade cost to C: £22,873

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£50)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9659856

Property Details

Street: 85 Honey Lane

Town: WALTHAM ABBEY

Postcode: EN9 3AU

Installation Details

Items: 1 window and 1 door

Certificate Issued: 15/07/2013

Work Completed: 17/06/2013

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	31/05/2024 (2 years ago)	£480,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
50 HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3BS	£499,000	16/01/2026	Semi-detached
4 HONEY BROOK, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3DD	£345,000	31/07/2025	Semi-detached
19 ROSEBANK, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3DE	£490,000	29/05/2025	Semi-detached
24 DOWNLANDS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 1UH	£395,000	24/11/2023	Semi-detached
18 CHEQUERS WALK, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3EW	£390,000	20/10/2023	Semi-detached
Same street 101A HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3AU	£550,000	03/10/2023	Detached
4 WILLOW PATH, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3ER	£376,000	20/12/2022	Semi-detached
20 STONYSHOTTS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3DH	£455,000	15/12/2022	Semi-detached
25 MASON WAY, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3ET	£418,000	15/12/2022	Semi-detached
110 HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3BG	£575,000	24/11/2022	Semi-detached
18 DOWNLANDS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 1UH	£425,000	25/10/2022	Semi-detached
97 ROUNDHILLS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 1TF	£490,000	24/08/2022	Semi-detached
27 MASON WAY, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3ET	£385,000	25/02/2022	Semi-detached
138 HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3BG	£550,000	30/11/2021	Semi-detached
Same street 101A HONEY LANE, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3AU	£505,000	25/10/2021	Detached
9 PATMORE ROAD, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3BN	£385,000	20/10/2021	Semi-detached
53 MASON WAY, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 3EN	£416,000	27/09/2021	Semi-detached
109 ROUNDHILLS, WALTHAM ABBEY, EPPING FOREST, ESSEX, EN9 1TF	£365,000	31/08/2021	Semi-detached

Street average: £527,500 (2 sales)

Area average: £434,938 (16 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 2.5%

10y growth 16.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Epping Forest. Series: Semi-detached. As of March 2026.

1y (index) -1.8%

5y (index) 10.2%

10y (index) 20%

Rental Range

Estimated market rent for Epping Forest. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,652/mo

Realistic £1,835/mo

Optimistic £2,019/mo

Based on Local Authority from postcode lookup → Epping Forest.

Location

Map view View on Google Maps View on OpenStreetMap Street View EN9 3AU

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Shernbroke Road	0.1 miles
Bus stop	Stonyshotts	0.1 miles
Shop	Roshni News	0.2 miles
Shop	Cutz Both Ways	0.3 miles
Train station	Royal Gunpowder Mills Railway	1.4 miles
Train station	Powdermill Cut	1.6 miles
Hospital	Cheshunt Community Hospital	2.3 miles
Hospital	The Holly Private Hospital	4.2 miles
University	University of Portsmouth Walthamstow Campus	7.2 miles
University	Boltons Park Farm	9.0 miles

Street-level crime

Category	Count
Violence and sexual offences	57
Anti-social behaviour	27
Criminal damage and arson	16
Public order	13
Drugs	8
Vehicle crime	8
Other crime	7
Other theft	5
Shoplifting	5
Burglary	3
Robbery	2
Bicycle theft	1
Possession of weapons	1
Total incidents	153

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Leverton Primary School	Primary	0.2 miles	Good — 24 Jun 2019
King Harold Business & Enterprise Academy	Secondary	0.3 miles	Good — 15 Jul 2016
Hillhouse CofE Primary School	Primary	0.4 miles	Good — 25 Jun 2015
Waltham Holy Cross Primary Academy	Primary	0.5 miles	Good — 19 May 2024
Upshire Primary Foundation School	Primary	0.9 miles	Good — 4 Dec 2019

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Flat, Windmill Close, EN9	£1,650/mo	3	0.09 miles	OpenRent
3 Bed Semi-Detached House, The Cobbins, EN9	£2,150/mo	3	0.43 miles	OpenRent
3 Bed Semi-Detached House, Monkswood Avenue, EN9	£2,350/mo	3	0.62 miles	OpenRent
3 Bed Flat, Highbridge House, EN9	£1,750/mo	3	0.92 miles	OpenRent

Average rent: £1,975/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £243,750

Target investor price (1%) £195,000

Gross yield 4.7%

Cost-to-rent ratio 21.4×

Monthly cashflow £-239/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).