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

2b is an end-of-terrace house in Waltham Forest, London, London (E11 3AN). It has a recorded floor area of 66 m² (around 708 sq ft) and construction records dating it to before 1900. At 66 m² this is the 7th 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. The latest certificate (March 2011) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 74). The latest certificate is from March 2011, so improvements made since then won't be reflected.

Across 2005–2013, sale prices on this property compounded at -1.5% per year. Today's modelled estimate of £393,000 sits 145.6% above the 2013 sale of £160,000. On a £-per-square-foot basis, the last sale (£226/sq ft) was about 25.1% below the postcode norm. At 66 m² it sits well below the postcode median (95 m² across 32 EPCs), making it one of the more compact homes locally. Last sold in September 2013, so it's been off the market for around 13 years.