63b, Barclay Road, Waltham Forest, London, E11 3DQ

63b is a one-bedroom mid-terrace house in Waltham Forest, London, London (E11 3DQ). It has a recorded floor area of 34 m² (around 366 sq ft), construction records dating it to 1900-1929 and council tax band B. At 34 m² this is the smallest unit on EPC record across the building (34–212 m²). The building's EPC ratings span G to C across 24 units on file. The latest certificate (March 2023) shows a D (score 58), a step below the typical UK home. Earlier certificates rated it C (April 2013); the latest reading is one band lower. Between certificates, hot-water efficiency went from Average to Good. The recommended improvements would push it to C (score 73).

Held since August 2001 — that's 25 years off the open market, well above the local norm. Today's modelled estimate of £329,000 sits 265.6% above the 2001 sale of £89,995. At 34 m² it sits well below the postcode median (85 m² across 29 EPCs), making it one of the more compact homes locally.