13a, Grove Road, Waltham Forest, London, E11 3AN

13a is a mid-terrace house in Waltham Forest, London, London (E11 3AN). It has a recorded floor area of 42 m² (around 452 sq ft) and construction records dating it to 1900-1929. The latest certificate (November 2013) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2010. Between certificates, window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 77). The latest certificate is from November 2013, so improvements made since then won't be reflected. At 42 m² this is the 2nd smallest of 27 units on EPC record in the building, where floor areas span 37–162 m². The building's EPC ratings span F to C across 27 units on file.

At 42 m² it sits well below the postcode median (95 m² across 32 EPCs), making it one of the more compact homes locally. Sold October 2022 for £441,500. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 2004–2022, sale prices on this property compounded at 6.6% per year. On a £-per-square-foot basis, the last sale (£977/sq ft) was about 234.7% above the typical sold price in the postcode.