2a, Grove Road, Waltham Forest, London, E11 3AN

2a is a one-bedroom end-of-terrace house in Waltham Forest, London, London (E11 3AN). It has a recorded floor area of 51 m² (around 549 sq ft) and construction records dating it to before 1900. Tenure is freehold. The latest certificate (January 2020) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since January 2010. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Average to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 76). At 51 m² this is the 4th 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. Other recorded features include a basement.

It hasn't traded since March 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2005–2008, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £361,000 sits 100.6% above the 2008 sale of £180,000. At 51 m² it sits well below the postcode median (95 m² across 32 EPCs), making it one of the more compact homes locally. One planning record on file: subdivision approved in 2005. Past consents include subdivision, meaningful when judging how the property has evolved.