35a, Flat 2, High Street Wanstead, London, E11 2AA
About 35a
35a is a mid-terrace house in London (E11 2AA). It has a recorded floor area of 25 m² (around 269 sq ft) and construction records dating it to 1930-1949. At 25 m² this is the smallest unit on EPC record across 35a (25–49 m²). The building's EPC ratings span E to D, with this unit at the top. On EPC score it ranks first in the building (64 versus a worst of 48). The latest certificate (December 2021) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in March 2010 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Poor to Very Good. The recommended improvements would push it to C (score 79). Main heating runs on electricity.
At 25 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 35a
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
35a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
More low energy lighting installed
Planning history
35a has no planning applications on record.
Notable planning nearby
18applications of note in the surrounding area
We flagged 1 thing worth checking at 35a
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
35a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£215,000
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 35a, 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
35a is notably below the street on floor area.
EPC Rating
64 (D)
Street avg 72 (C)
Floor Area
25 m²
Street avg 65 m²
CO₂ Emissions
1.5 t/year
Street avg 2.2 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
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23a, Flat 8, High Street Wanstead, Redbridge
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35a, Flat 3, High Street Wanstead
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23a, Flat 2, High Street Wanstead, Redbridge
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23a, Flat 6, 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