33a, Fladgate Road, Waltham Forest, London, E11 1LX

33a is an end-of-terrace house in Waltham Forest, London, London (E11 1LX). It has a recorded floor area of 35 m² (around 377 sq ft) and construction records dating it to 1976-1982. At 35 m² this is the smallest unit on EPC record across 33a (35–73 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (November 2023) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since April 2013. Between certificates, hot-water efficiency went from Average to Good. The recommended improvements would push it to C (score 76).

Today's modelled estimate of £266,000 sits 343.3% above the 2017 sale of £60,000. On a £-per-square-foot basis, the last sale (£159/sq ft) was about 51.7% below the postcode norm. At 35 m² it sits well below the postcode median (73 m² across 39 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. 9 years since the last transfer (March 2017).