2c, Queens Road, Waltham Forest, London, E11 1BB

2c is a three-bedroom mid-terrace house in Waltham Forest, London, London (E11 1BB). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (March 2014) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2011. Between certificates, window efficiency went from Poor to Average and hot-water efficiency went from Average to Good; while wall efficiency dropped from Average to Poor and roof efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from March 2014, so improvements made since then won't be reflected.

2 planning records sit against the property, 1 approved, 1 refused. Past consents include a garage conversion, meaningful when judging how the property has evolved. At 88 m² it's 22.2% larger than the typical home in the postcode (72 m² median across 41 EPCs). Across 1997–2022, sale prices on this property compounded at 9.1% per year. Today's modelled estimate of £575,000 is 10.6% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£549/sq ft) was about 100.6% above the typical sold price in the postcode. Last sale on file: £520,000 in April 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.