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Get started65b is a semi-detached house in Waltham Forest, London, London (E4 6BZ). It has a recorded floor area of 26 m² (around 280 sq ft), construction records dating it to 1930-1949 and council tax band B. At 26 m² this is the smallest unit on EPC record across the building (26–255 m²). The building's EPC ratings span F to C, with this unit at the top. On EPC score it ranks first in the building (76 versus a worst of 29). The latest certificate (February 2024) shows a C (score 76), near the top of the C band. When first surveyed in February 2018 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Very Poor to Good and main heating went from Very Poor to Good.
Held since February 2002 — that's 24 years off the open market, well above the local norm. Sale prices here have outpaced London HPI: 18.7% per year against 0% for the wider region. Today's modelled estimate of £196,000 sits 180% above the 2002 sale of £70,000. On a £-per-square-foot basis, the last sale (£250/sq ft) was about 18.3% below the postcode norm. At 26 m² it sits well below the postcode median (105 m² across 27 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 89% of similar EPCs).
65b's carbon output is low for the local stock.
65b's modelled value sits at over four times its earliest registered sale price (1998).
£196,000
Modelled from EPC, postcode comparables and a sale-price growth of 18.7% per year over 3 years.
£70,000
Growth on file: 18.7% per year over 3 years.
On epc rating, 65b stands well clear of the street.
Price per m²
£2,692
Street avg £3,668
Floor Area
26 m²
Street avg 57 m²
Habitable Rooms
1 rooms
Street avg 3 rooms
Rail-style transport is unusually close for this postcode.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.3 km
Chingford Rail Station — railway station.

Daytime· 07:00 – 23:00
51.9dB

Changes detected from historical EPC data
Upgraded to gas central heating
Connected to mains gas supply
Heating controls upgraded for better temperature management
Hot water system upgraded
Single glazing replaced with double or better glazing
Are we missing something? Tell us about home improvements to help adjust your valuation.
13 February 2002Most recent
£70,000
+79.5%over 3 years18 September 1998
£39,000
Median price across the last 5 sales in E4 6BZ: £705,500 (2025–2020).
CO₂ Emissions
0.9 t/year
Street avg 3.0 t/year
Closest school
0.5 km
Heathcote School & Science College. 21 schools nearby.
Night-time· 23:00 – 07:00
42.8dB
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