13a, Church Path, Waltham Forest, London, E17 9RQ

13a is a three-bedroom semi-detached house in Waltham Forest, London, London (E17 9RQ). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (June 2022) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in October 2008 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Average, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump. Period features are noted in the property record. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.

Held since November 2010 — that's 16 years off the open market, well above the local norm. At 97 m² the property is well over the postcode median (59 m² across 14 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £838,000 sits 164.8% above the 2010 sale of £316,500. On a £-per-square-foot basis, the last sale (£303/sq ft) was about 48.8% below the postcode norm. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include a loft conversion and an extension, meaningful when judging how the property has evolved.