11a, Haroldstone Road, Waltham Forest, London, E17 7AN

11a is an end-of-terrace house in Waltham Forest, London, London (E17 7AN). It has a recorded floor area of 74 m² (around 797 sq ft) and construction records dating it to 1900-1929. At 74 m² this is the 10th smallest of 19 units on EPC record in the building, where floor areas span 44–144 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 (41 versus a best of 71). The latest certificate (July 2025) shows an E (score 41), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2015. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Average to Good; while window efficiency dropped from Good to Poor and hot-water efficiency dropped from Very Good to Average. The recommended improvements would push it to D (score 59).

It hasn't traded since December 2006, a hold of 19 years that's notably long for the area. Across 2001–2006, sale prices on this property compounded at 11.2% per year. Today's modelled estimate of £437,000 sits 134.9% above the 2006 sale of £186,000. On a £-per-square-foot basis, the last sale (£234/sq ft) was about 24.2% below the postcode norm. At 74 m² it's 23.8% larger than the typical home in the postcode (60 m² median across 22 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs).