9 Grove Green Road, Waltham Forest, London, E11 4EG

9 Grove Green Road is a five-bedroom end-of-terrace house in Waltham Forest, London, London (E11 4EG). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (April 2019) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2018. Between certificates, window efficiency went from Average to Good and lighting went from Good to Very Good; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 83), a 2-band jump.

Held since September 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 161 m² the property is well over the postcode median (67 m² across 42 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £752,000 sits 150.7% above the 2008 sale of £300,000. On a £-per-square-foot basis, the last sale (£173/sq ft) was about 44.6% below the postcode norm. 4 planning records sit against the property, 2 approved, 2 refused. Past consents include an extension and HMO conversion, meaningful when judging how the property has evolved.