11a, Flat 3, North Birkbeck Road, London, E11 4JF
About 11a
11a is a semi-detached house in London (E11 4JF). It has a recorded floor area of 46 m² (around 495 sq ft) and construction records dating it to 1930-1949. At 46 m² this is the smallest unit on EPC record across 11a (46–55 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (54 versus a best of 72). The latest certificate (July 2024) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it C (November 2009); the latest reading is 2 bands lower. Between certificates, lighting went from Very Poor to Good; while wall efficiency dropped from Good to Poor and roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 76), a 2-band jump.
It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs).
Know exactly what you're buying at 11a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Single glazing replaced with double or better glazing
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Wall insulation improved
Planning history
11a has no planning applications on record.
Notable planning nearby
24applications of note in the surrounding area
We flagged 1 thing worth checking at 11a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
30-day money-back guarantee
Sales history & valuation
11a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£332,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in E11 4JF: £327,467 (2025–2018).
Nearby sales in E11 4JF
13a, North Birkbeck Road, Waltham Forest, London, E11 4JF
Sold Feb 2025
£390,000Ashbourne House, Flat 6, 11 North Birkbeck Road, London, E11 4JF
Sold Oct 2022
£317,500Flat C, 9 North Birkbeck Road, Waltham Forest, London, E11 4JF
Sold Dec 2021
£365,000Ashbourne House, Flat 3, 11 North Birkbeck Road, London, E11 4JF
Sold Jul 2020
£220,000Flat A, 9 North Birkbeck Road, Waltham Forest, London, E11 4JF
Sold May 2017
£330,000
Everything we know about 11a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other North Birkbeck Road homes
EPC Rating for 11a lags the street by a wide margin.
EPC Rating
54 (E)
Street avg 67 (D)
Floor Area
46 m²
Street avg 40 m²
CO₂ Emissions
3.2 t/year
Street avg 2.1 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
Similar properties nearby
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253a, Flat 1, High Road Leytonstone, Waltham Forest
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.4 km
Ranelagh Road — bus stop.
Closest school
0.2 km
Downsell Primary School. 68 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
57.3dB
Night-time· 23:00 – 07:00
47.2dB