97a, Old Church Road, Waltham Forest, London, E4 6ST

97a is a three-bedroom end-of-terrace house in Waltham Forest, London, London (E4 6ST). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1930-1949 and council tax band C. At 79 m² this is the largest unit on EPC record across the building (18–79 m²). The building's EPC ratings span E to C across 14 units on file. The latest certificate (June 2019) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in June 2009 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average and hot-water efficiency went from Very Poor to Good; while window efficiency dropped from Average to Very Poor and lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 73).

Sale prices here have outpaced London HPI: 4.3% per year against 0% for the wider region. Today's modelled estimate of £317,000 is 11.2% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£335/sq ft) was about 45.8% above the typical sold price in the postcode. At 79 m² the property is well over the postcode median (57 m² across 13 EPCs), placing it in the larger end of the local stock. A recent sale: £285,000 in September 2025. Across the public record there are 4 sales, relatively high churn for a single property.