5 Beatrice Road, Waltham Forest, London, E17 8PZ

5 Beatrice Road is a two-bedroom mid-terrace house in Waltham Forest, London, London (E17 8PZ). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 1900-1929 and council tax band B. At 49 m² this is the smallest unit on EPC record across the building (49–109 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (March 2022) shows a C (score 69), just inside the C band. The rating has held steady at C across 4 certificates since April 2010. Between certificates, lighting went from Poor to Very Good; while window efficiency dropped from Good to Average.

Held since June 2004 — that's 22 years off the open market, well above the local norm. Across 1997–2004, sale prices on this property compounded at 15.4% per year. Today's modelled estimate of £363,000 sits 150.3% above the 2004 sale of £145,000. On a £-per-square-foot basis, the last sale (£275/sq ft) was about 33.1% below the postcode norm. At 49 m² it sits well below the postcode median (103 m² across 6 EPCs), making it one of the more compact homes locally.