2b, West Street, Waltham Forest, London, E11 4LJ
About 2b
2b is a semi-detached house in Waltham Forest, London, London (E11 4LJ). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1900-1929 and council tax band B. At 41 m² this is the smallest unit on EPC record across the building (41–101 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 78). The latest certificate (January 2021) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it C (May 2010); the latest reading is 2 bands lower. Between certificates, lighting went from Average to Very 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 73), a 2-band jump.
At 41 m² it sits well below the postcode median (86 m² across 21 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 2b
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
2b sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Planning history
2b has no planning applications on record.
Notable planning nearby
24applications of note in the surrounding area
We flagged 1 thing worth checking at 2b
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
2b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£282,000
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 4 sales in E11 4LJ: £207,498 (2025–2003).
Everything we know about 2b, 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 West Street homes
2b is notably below the street on epc rating.
EPC Rating
54 (E)
Street avg 69 (D)
Floor Area
41 m²
Street avg 61 m²
CO₂ Emissions
2.9 t/year
Street avg 2.3 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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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
0.1 km
Apollo Place — bus stop.
Closest school
0.1 km
Mayville Academy. 65 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
55.3dB
Night-time· 23:00 – 07:00
44.6dB