35a, High Street Wanstead, Redbridge, London, E11 2AA

35a is a one-bedroom mid-terrace house in Redbridge, London, London (E11 2AA). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 1900-1929 and council tax band B. At 49 m² this is the 3rd smallest of 4 units on EPC record in 35a, where floor areas span 25–49 m². The building's EPC ratings span E to D, with this unit at the bottom. The latest certificate (April 2021) shows an E (score 51), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since April 2011. Between certificates, roof efficiency went from Average to Very Good and lighting went from Poor to Very Good. The recommended improvements would lift it to B (score 81), a 3-band jump. Main heating runs on to be used only when there is no heating/hot.

It hasn't traded since March 2004, a hold of 22 years that's notably long for the area. Across 1998–2004, sale prices on this property compounded at 18.8% per year. Today's modelled estimate of £450,000 sits 359.2% above the 2004 sale of £98,000. On a £-per-square-foot basis, the last sale (£186/sq ft) was about 22.7% above the typical sold price in the postcode. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). One planning record on file: new windows refused in 2009.