23 Boundary Road, Waltham Forest, London, E17 8NL

23 Boundary Road is an end-of-terrace house in Waltham Forest, London, London (E17 8NL). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (January 2026) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in February 2016 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 80). This certificate was lodged in the last six months, so the rating reflects current condition. At 85 m² this is the 16th smallest of 23 units on EPC record in the building, where floor areas span 34–112 m². The building's EPC ratings span E to C across 23 units on file.

It hasn't traded since November 2000, a hold of 26 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 85 m² the property is well over the postcode median (58 m² across 22 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £456,000 sits 449.4% above the 2000 sale of £83,000. On a £-per-square-foot basis, the last sale (£91/sq ft) was about 78.1% below the postcode norm.