32a, Brookfield Avenue, Waltham Forest, London, E17 9EP

32a is an end-of-terrace house in Waltham Forest, London, London (E17 9EP). It has a recorded floor area of 36 m² (around 388 sq ft) and construction records dating it to before 1900. At 36 m² this is the smallest unit on EPC record across the building (36–137 m²). The building's EPC ratings span G to C, with this unit at the bottom. On EPC score it ranks last in the building (20 versus a best of 80). The latest certificate (October 2014) shows a G (score 20), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 71), a 4-band jump. Main heating runs on to be used only when there is no heating/hot. The latest certificate is from October 2014, so improvements made since then won't be reflected.

Across 2015–2018, sale prices on this property compounded at 23.5% per year. Today's modelled estimate of £407,000 is 11.3% below the 2018 sale of £459,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£1,185/sq ft) was about 250% above the typical sold price in the postcode. At 36 m² it sits well below the postcode median (58 m² across 32 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved. Last sold in April 2018, so it's been off the market for around 8 years.