10a, Beatrice Road, Waltham Forest, London, E17 8PZ

10a is an end-of-terrace house in Waltham Forest, London, London (E17 8PZ). It has a recorded floor area of 65 m² (around 700 sq ft) and construction records dating it to 2003-2006. At 65 m² this is the 3rd smallest of 7 units on EPC record in the building, where floor areas span 49–109 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (74 versus a worst of 51). The latest certificate (July 2025) shows a C (score 74). The rating has held steady at C across 2 certificates since May 2015. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average.

Held since October 1996 — that's 30 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. Today's modelled estimate of £413,000 sits 760.4% above the 1996 sale of £48,000. On a £-per-square-foot basis, the last sale (£69/sq ft) was about 78.1% below the postcode norm. At 65 m² it sits well below the postcode median (103 m² across 6 EPCs), making it one of the more compact homes locally.