Flat 1, 51 Forest Drive West, London, E11 1JZ

Flat 1 is a one-bedroom mid-terrace house in London (E11 1JZ). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1900-1929 and council tax band B. At 52 m² this is the 3rd smallest of 4 units on EPC record in the building, where floor areas span 50–54 m². The building's EPC ratings span C to B, with this unit at the bottom. On EPC score it ranks last in the building (73 versus a best of 81). The latest certificate (May 2025) shows a C (score 73). The rating has held steady at C across 2 certificates since April 2015. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor.

Held since January 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £386,000 sits 71.6% above the 2009 sale of £225,000. On a £-per-square-foot basis, the last sale (£402/sq ft) was about 33.5% above the typical sold price in the postcode.