2a, Garnett Way, Waltham Forest, London, E17 5PE

2a is a three-bedroom end-of-terrace house in Waltham Forest, London, London (E17 5PE). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1950-1966 and council tax band B. At 91 m² this is the 9th smallest of 12 units on EPC record in the building, where floor areas span 41–132 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 (48 versus a best of 77). The latest certificate (February 2014) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67). The latest certificate is from February 2014, so improvements made since then won't be reflected.

It hasn't traded since May 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2001–2007, sale prices on this property compounded at 13.5% per year. Today's modelled estimate of £333,000 sits 80% above the 2007 sale of £185,000. One planning record on file: new windows approved in 2011. Past consents include new windows, meaningful when judging how the property has evolved.