5 Acacia Road, Waltham Forest, London, E11 3PF

5 Acacia Road is a mid-terrace house in Waltham Forest, London, London (E11 3PF). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1976-1982 and council tax band B. At 44 m² this is the smallest unit on EPC record across the building (44–50 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (67 versus a best of 77). The latest certificate (February 2015) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79). The latest certificate is from February 2015, so improvements made since then won't be reflected.

It hasn't traded since October 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. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £258,000 sits 186.7% above the 2008 sale of £90,000.