23a, Cleveland Park Crescent, Waltham Forest, London, E17 7BT

23a is a mid-terrace house in Waltham Forest, London, London (E17 7BT). It has a recorded floor area of 45 m² (around 484 sq ft) and construction records dating it to 1900-1929. At 45 m² this is the smallest unit on EPC record across the building (45–140 m²). The building's EPC ratings span E to C across 40 units on file. The latest certificate (March 2025) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (May 2009); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would push it to C (score 79).

Across 2000–2013, sale prices on this property compounded at 8.3% per year. Today's modelled estimate of £376,000 sits 67.1% above the 2013 sale of £225,000. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 79.6% above the typical sold price in the postcode. At 45 m² it sits well below the postcode median (71 m² across 55 EPCs), making it one of the more compact homes locally. Last sold in December 2013, so it's been off the market for around 12 years.