85a, Colworth Road, Waltham Forest, London, E11 1JA

85a is a two-bedroom mid-terrace house in Waltham Forest, London, London (E11 1JA). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (December 2025) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (October 2016); the latest reading is one band lower. Between certificates, window efficiency went from Very Poor to Good. The recommended improvements would push it to C (score 78). This certificate was lodged in the last six months, so the rating reflects current condition. At 53 m² this is the 4th smallest of 29 units on EPC record in the building, where floor areas span 30–165 m². The building's EPC ratings span E to C across 29 units on file. Period features are noted in the property record.

Held since April 2007 — that's 19 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. Today's modelled estimate of £410,000 sits 80.6% above the 2007 sale of £227,000. On a £-per-square-foot basis, the last sale (£398/sq ft) was about 36.6% above the typical sold price in the postcode. One planning record on file: subdivision approved in 2006. Past consents include subdivision, meaningful when judging how the property has evolved.