29a, Nightingale Lane, Redbridge, London, E11 2HD

29a is a three-bedroom detached house in Redbridge, London, London (E11 2HD). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (March 2022) shows a C (score 69), just inside the C band. When first surveyed in May 2012 the rating was F, the property has climbed 3 bands since. Between certificates, roof efficiency went from Poor to Very Good, window efficiency went from Average to Good and hot-water efficiency went from Poor to Good. The recommended improvements would push it to B (score 85). Our model identifies extension potential, subject to local planning policy.

At 101 m² the property is well over the postcode median (49 m² across 17 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Across 2013–2022, sale prices on this property compounded at 10.2% per year. On a £-per-square-foot basis, the last sale (£791/sq ft) was about 196.7% above the typical sold price in the postcode. Last sale on file: £860,000 in July 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2015.