52c, Bulwer Road, London, E11 1BX

52c is a semi-detached house in London (E11 1BX). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1900-1929 and council tax band C. At 82 m² this is the 19th smallest of 20 units on EPC record in the building, where floor areas span 35–120 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 (44 versus a best of 75). The latest certificate (April 2025) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since January 2015. The recommended improvements would lift it to C (score 72), a 2-band jump.

At 82 m² the property is well over the postcode median (61 m² across 36 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). Across 1999–2020, sale prices on this property compounded at 5.4% per year. Today's modelled estimate of £448,000 sits 126.8% above the 2020 sale of £197,500. On a £-per-square-foot basis, the last sale (£224/sq ft) was about 32.2% below the postcode norm. Most recent transfer: December 2020 at £197,500.