15a, Cazenove Road, Waltham Forest, London, E17 4NP

15a is a one-bedroom mid-terrace house in Waltham Forest, London, London (E17 4NP). It has a recorded floor area of 34 m² (around 366 sq ft), construction records dating it to 1900-1929 and council tax band B. At 34 m² this is the smallest unit on EPC record across the building (34–161 m²). The building's EPC ratings span F to C across 30 units on file. Our model identifies extension potential, subject to local planning policy. The latest certificate (February 2020) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in April 2009 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Good, lighting went from Good to Very Good and main heating went from Poor to Good. The recommended improvements would push it to C (score 73).

Held since November 2006 — that's 20 years off the open market, well above the local norm. Across the public record there are 6 sales, relatively high churn for a single property. Across 1996–2006, sale prices on this property compounded at 16.7% per year. Today's modelled estimate of £286,000 sits 84.5% above the 2006 sale of £155,000. On a £-per-square-foot basis, the last sale (£424/sq ft) was about 85.1% above the typical sold price in the postcode. At 34 m² it sits well below the postcode median (87 m² across 29 EPCs), making it one of the more compact homes locally.