29a, Hillcrest Road, Waltham Forest, London, E17 4AP

29a is a one-bedroom end-of-terrace house in Waltham Forest, London, London (E17 4AP). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 1900-1929 and council tax band B. At 49 m² this is the 6th smallest of 49 units on EPC record in the building, where floor areas span 41–157 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (September 2020) shows a C (score 71). When first surveyed in August 2015 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Very Good, hot-water efficiency went from Average to Good and lighting went from Very Poor to Very Good.

It hasn't traded since March 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2000–2009, sale prices on this property compounded at 11.1% per year. Today's modelled estimate of £293,000 sits 109.3% above the 2009 sale of £140,000. At 49 m² it sits well below the postcode median (102 m² across 48 EPCs), making it one of the more compact homes locally. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include a loft conversion and an extension, meaningful when judging how the property has evolved.