Hancocke House, Flat 1, The Drive, Waltham Forest, London, E17 3DA

Hancocke House is a mid-terrace house in Waltham Forest, London, London (E17 3DA). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1930-1949 and council tax band B. At 76 m² this is the 6th smallest of 12 units on EPC record in Hancocke House, where floor areas span 68–85 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (June 2020) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since January 2010. Between certificates, lighting dropped from Very Good to Very Poor. The recommended improvements would push it to C (score 78).

Held since September 2002 — that's 24 years off the open market, well above the local norm. Across 1998–2002, sale prices on this property compounded at 28.7% per year. Today's modelled estimate of £367,000 sits 173.9% above the 2002 sale of £134,000. On a £-per-square-foot basis, the last sale (£164/sq ft) was about 47% below the postcode norm.