32a, Kings Road, Waltham Forest, London, E11 1AT

32a is a two-bedroom mid-terrace house in Waltham Forest, London, London (E11 1AT). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 1900-1929 and council tax band C. Tenure is freehold. The latest certificate (July 2020) shows a C (score 71). When first surveyed in May 2015 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good. At 63 m² this is the 6th smallest of 22 units on EPC record in the building, where floor areas span 51–216 m². The building's EPC ratings span F to B across 22 units on file. Period features are noted in the property record.

It hasn't traded since December 2000, a hold of 26 years that's notably long for the area. Across 1998–2000, sale prices on this property compounded at 20.6% per year. Today's modelled estimate of £482,000 sits 333.1% above the 2000 sale of £111,300. On a £-per-square-foot basis, the last sale (£164/sq ft) was about 34.8% below the postcode norm. At 63 m² it sits well below the postcode median (102 m² across 26 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 77% of similar EPCs).