16a, Church Lane, Waltham Forest, London, E11 1HG

16a is a one-bedroom end-of-terrace house in Waltham Forest, London, London (E11 1HG). It has a recorded floor area of 14 m² (around 151 sq ft), construction records dating it to 1900-1929 and council tax band C. At 14 m² this is the smallest unit on EPC record across the building (14–106 m²). The building's EPC ratings span E to C across 22 units on file. The latest certificate (June 2025) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2014. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Good to Average and main heating dropped from Good to Average. The recommended improvements would push it to C (score 71).

Held since June 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 14 m² it sits well below the postcode median (67 m² across 26 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £460,000 is 34.5% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£2,269/sq ft) was about 1439.7% above the typical sold price in the postcode.