6 Kingsley Grange, The Rise, Redbridge, London, E11 1QB

6 Kingsley Grange is a two-bedroom end-of-terrace house in Redbridge, London, London (E11 1QB). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to 1900-1929 and council tax band E. At 115 m² this is the largest unit on EPC record across the building (62–115 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (45 versus a best of 70). The home occupies a cul-de-sac position. The latest certificate (September 2023) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since October 2013. Between certificates, lighting went from Poor to Very Good. The recommended improvements would push it to D (score 68).

Held since January 2003 — that's 23 years off the open market, well above the local norm. At 115 m² the property is well over the postcode median (76 m² across 5 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2001–2003, sale prices on this property compounded at 48.6% per year. Today's modelled estimate of £596,000 sits 138.4% above the 2003 sale of £250,000. On a £-per-square-foot basis, the last sale (£202/sq ft) was about 50.3% below the postcode norm. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include tree works, meaningful when judging how the property has evolved.