29b, Borwick Avenue, Waltham Forest, London, E17 6RA

29b is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 6RA). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to before 1900 and council tax band B. At 37 m² this is the smallest unit on EPC record across the building (37–120 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (February 2026) shows a C (score 72). When first surveyed in February 2016 the rating was F, the property has climbed 3 bands since. Between certificates, window efficiency went from Very Poor to Poor, hot-water efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good. This certificate was lodged in the last six months, so the rating reflects current condition.

At 37 m² it sits well below the postcode median (85 m² across 50 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). Today's modelled estimate of £426,000 is 13.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£942/sq ft) was about 365.3% above the typical sold price in the postcode. Sold August 2021 for £375,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.