2 Eagle Lane, Redbridge, London, E11 1PF

2 Eagle Lane is a four-bedroom semi-detached house in Redbridge, London, London (E11 1PF). It has a recorded floor area of 278 m² (around 2992 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (October 2021) shows a C (score 75), near the top of the C band. When first surveyed in May 2010 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Average, window efficiency went from Poor to Good and hot-water efficiency went from Poor to Good; while roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to B (score 84).

It hasn't traded since December 2010, a hold of 15 years that's notably long for the area. At 278 m² the property is well over the postcode median (150 m² across 22 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 77% of similar EPCs). Today's modelled estimate of £1,608,000 sits 213.8% above the 2010 sale of £512,500. On a £-per-square-foot basis, the last sale (£171/sq ft) was about 47.5% below the postcode norm. 4 planning records sit against the property, 2 approved, 2 refused. Past consents include a loft conversion, an extension and partial demolition, meaningful when judging how the property has evolved.