388a, Grove Green Road, Waltham Forest, London, E11 4AP

388a is a one-bedroom mid-terrace house in Waltham Forest, London, London (E11 4AP). It has a recorded floor area of 66 m² (around 710 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (May 2022) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in January 2012 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Poor and window efficiency went from Very Poor to Good; while lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 79). At 66 m² this is the 4th smallest of 9 units on EPC record in the building, where floor areas span 53–145 m². The building's EPC ratings span F to C across 9 units on file.

It hasn't traded since December 2004, a hold of 21 years that's notably long for the area. Across 2002–2004, sale prices on this property compounded at 30.4% per year. Today's modelled estimate of £407,000 sits 120% above the 2004 sale of £185,000. On a £-per-square-foot basis, the last sale (£260/sq ft) was about 23.7% above the typical sold price in the postcode. At 66 m² it's 19.9% larger than the typical home in the postcode (55 m² median across 11 EPCs).