13a, North Birkbeck Road, Waltham Forest, London, E11 4JF

13a is a one-bedroom end-of-terrace house in Waltham Forest, London, London (E11 4JF). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (November 2020) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2010. Between certificates, roof efficiency dropped from Very Good to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump. Other recorded features include a conservatory and outbuildings.

At 61 m² the property is well over the postcode median (45 m² across 21 EPCs), placing it in the larger end of the local stock. Most recent transfer was February 2025 at £390,000 — fresh data. Across 2002–2025, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £464,000 is 19% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£594/sq ft) was about 181.4% above the typical sold price in the postcode.