85a, Church Hill, Waltham Forest, London, E17 3BD

85a is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 3BD). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1900-1929 and council tax band C. At 77 m² this is the 20th smallest of 35 units on EPC record in the building, where floor areas span 16–184 m². The building's EPC ratings span F to C, with this unit at the top. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a balcony. Period features are noted in the property record. The latest certificate (February 2019) shows a C (score 71). When first surveyed in September 2009 the rating was F, the property has climbed 3 bands since. Between certificates, hot-water efficiency went from Average to Good, lighting went from Poor to Very Good and main heating went from Poor to Good.

It changed hands recently, sold October 2025 for £482,500. Across 2004–2025, sale prices on this property compounded at 5.3% per year. On a £-per-square-foot basis, the last sale (£582/sq ft) was about 183.7% above the typical sold price in the postcode.