12a, Forest Glade, Waltham Forest, London, E11 1LU

12a is a two-bedroom semi-detached house in Waltham Forest, London, London (E11 1LU). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1900-1929 and council tax band C. At 89 m² this is the 6th smallest of 15 units on EPC record in the building, where floor areas span 31–232 m². The building's EPC ratings span E to C, with this unit at the bottom. Period features are noted in the property record. The latest certificate (October 2020) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 74), a 2-band jump.

At 89 m² the property is well over the postcode median (66 m² across 27 EPCs), placing it in the larger end of the local stock. 5 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. Across 1996–2022, sale prices on this property compounded at 7.4% per year. Today's modelled estimate of £626,000 is 12.8% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£579/sq ft) was about 62.8% above the typical sold price in the postcode. Most recent transfer: March 2022 at £555,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.