23a, Flat 9, High Street Wanstead, Redbridge, London, E11 2AA
About 23a
23a is a mid-terrace house in Redbridge, London, London (E11 2AA). It has a recorded floor area of 21 m² (around 226 sq ft) and construction records dating it to before 1900. At 21 m² this is the smallest unit on EPC record across 23a (21–111 m²). The building's EPC ratings span D to B, with this unit at the bottom. On EPC score it ranks last in the building (66 versus a best of 86). The latest certificate (July 2025) shows a D (score 66), on the cusp of jumping into the C band. Earlier certificates rated it C (June 2013); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Good; while wall efficiency dropped from Very Good to Poor and window efficiency dropped from Good to Poor.
At 21 m² it sits well below the postcode median (54 m² across 44 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 23a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
23a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Changed to a more efficient fuel source
Heating controls changed
Planning history
23a has no planning applications on record.
Notable planning nearby
18applications of note in the surrounding area
We flagged 1 thing worth checking at 23a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
30-day money-back guarantee
Sales history & valuation
23a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£401,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in E11 2AA: £440,000 (2024–2021).
Nearby sales in E11 2AA
29a, High Street Wanstead, Redbridge, London, E11 2AA
Sold Dec 2024
£5,000Rear Of 33, High Street Wanstead, Redbridge, London, E11 2AA
Sold Jun 2022
£440,000Rear Of 35, High Street Wanstead, Redbridge, London, E11 2AA
Sold Nov 2021
£160,00041a, High Street Wanstead, Redbridge, London, E11 2AA
Sold Mar 2021
£475,00043a, High Street Wanstead, Redbridge, London, E11 2AA
Sold Mar 2021
£568,500
Everything we know about 23a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other High Street Wanstead homes
Floor Area for 23a lags the street by a wide margin.
EPC Rating
66 (D)
Street avg 72 (C)
Floor Area
21 m²
Street avg 65 m²
CO₂ Emissions
1.4 t/year
Street avg 2.2 t/year
Habitable Rooms
1 rooms
Street avg 3 rooms
Similar properties nearby
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15 17, Flat 6, Blake Hall Road
E11 2QQ
15 17, Flat 9, Blake Hall Road
E11 2QQ
2 Cuckfield House, Flat 1, Wellington Road
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29b, Flat 1, Nightingale Lane, Redbridge
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23a, Flat 4, High Street Wanstead, Redbridge
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
High Street / Hermon Hill — bus stop.
Closest school
0.1 km
Wanstead Church School. 45 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
55.4dB
Night-time· 23:00 – 07:00
46.1dB