Flat 2, 21 Blake Hall Road, London, E11 2QQ

Flat 2 is a three-bedroom end-of-terrace house in London (E11 2QQ). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. At 99 m² this is the largest unit on EPC record across the building (40–99 m²). The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (71 versus a worst of 40). Other recorded features include a basement. Period features are noted in the property record. The latest certificate (September 2025) shows a C (score 71). When first surveyed in December 2009 the rating was E, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Average to Good and lighting went from Very Poor to Good.

At 99 m² the property is well over the postcode median (59 m² across 20 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). Across 1998–2013, sale prices on this property compounded at 9.8% per year. Today's modelled estimate of £627,000 sits 74.1% above the 2013 sale of £360,050. 13 years since the last transfer (September 2013). Across the public record there are 4 sales, relatively high churn for a single property. One planning record on file: tree works approved in 2022. Past consents include tree works, meaningful when judging how the property has evolved.