2b, Kings Road, London, E11 1AT
About 2b
2b is an end-of-terrace house in London (E11 1AT). It has a recorded floor area of 59 m² (around 635 sq ft) and construction records dating it to before 1900. At 59 m² this is the 2nd smallest of 5 units on EPC record in the building, where floor areas span 26–91 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (42 versus a best of 70). The latest certificate (November 2016) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 62).
At 59 m² it sits well below the postcode median (102 m² across 26 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 2b
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
2b sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Planning history
2b has no planning applications on record.
Notable planning nearby
14applications of note in the surrounding area
We flagged 2 things worth checking at 2b
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
2b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£419,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in E11 1AT: £393,500 (2024–2022).
Nearby sales in E11 1AT
38 Kings Road, Waltham Forest, London, E11 1AT
Sold Jun 2024
£725,000First Floor Flat, 58 Kings Road, London, E11 1AT
Sold Jul 2023
£393,500Flat 2, 46 Kings Road, London, E11 1AT
Sold Jan 2023
£390,000Ground Floor Flat, 34 Kings Road, London, E11 1AT
Sold Jul 2022
£390,00012 Kings Road, Waltham Forest, London, E11 1AT
Sold May 2022
£925,000
Everything we know about 2b, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Kings Road homes
EPC Rating for 2b lags the street by a wide margin.
EPC Rating
42 (E)
Street avg 64 (D)
Floor Area
59 m²
Street avg 61 m²
CO₂ Emissions
4.8 t/year
Street avg 2.8 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
1 Connor Close, Waltham Forest
E11 1BP
1 Forest Road, Waltham Forest
E11 1JT
1 Hainault Road, Waltham Forest
E11 1ED
1 Kings Road, Waltham Forest
E11 1AU
1 Corbicum, Waltham Forest
E11 1AW
1 Falcon Way, Redbridge
E11 1SX
1 Hatfield House, Teesdale Road, Waltham Forest
E11 1NX
1 Kingsley Grange, The Rise, Redbridge
E11 1QB
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Gainsborough Road (E11) — bus stop.
Closest school
0.4 km
Gwyn Jones Primary School. 57 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
55.8dB
Night-time· 23:00 – 07:00
45.7dB