1b, Copeland Road, Waltham Forest, London, E17 9DB

1b is an end-of-terrace house in Waltham Forest, London, London (E17 9DB). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1991-1995 and council tax band C. At 40 m² this is the 2nd smallest of 35 units on EPC record in the building, where floor areas span 24–224 m². The building's EPC ratings span G to B across 35 units on file. The latest certificate (May 2022) shows a C (score 73). The rating has held steady at C across 2 certificates since May 2022.

Today's modelled estimate of £317,000 is 40.4% below the 2021 sale of £532,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£1,236/sq ft) was about 448.1% above the typical sold price in the postcode. At 40 m² it sits well below the postcode median (102 m² across 41 EPCs), making it one of the more compact homes locally. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. Sold June 2021 for £532,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.