35a, Boundary Road, Waltham Forest, London, E17 8NL

35a is a three-bedroom end-of-terrace house in Waltham Forest, London, London (E17 8NL). It has a recorded floor area of 74 m² (around 797 sq ft) and construction records dating it to 1930-1949. At 74 m² this is the 15th 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, with this unit at the bottom. On EPC score it ranks last in the building (52 versus a best of 78). The latest certificate (July 2020) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it D (January 2009); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Average; while window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 72), a 2-band jump.

Held since October 1997 — that's 29 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 74 m² it's 28.7% larger than the typical home in the postcode (58 m² median across 22 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £427,000 sits 705.7% above the 1997 sale of £53,000. On a £-per-square-foot basis, the last sale (£67/sq ft) was about 84% below the postcode norm.