10b, Station Road, Waltham Forest, London, E4 7BE

10b is a mid-terrace house in Waltham Forest, London, London (E4 7BE). It has a recorded floor area of 34 m² (around 366 sq ft) and construction records dating it to 1900-1929. At 34 m² this is the smallest unit on EPC record across the building (34–102 m²). The building's EPC ratings span G to C across 25 units on file. The latest certificate (February 2026) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2016. Between certificates, roof efficiency went from Very Poor to Average; while wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 75). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.

Sale prices here have outpaced London HPI: 6.3% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£597/sq ft) was about 259.9% above the typical sold price in the postcode. At 34 m² it sits well below the postcode median (64 m² across 24 EPCs), making it one of the more compact homes locally. Most recent transfer: January 2020 at £218,500. Across the public record there are 5 sales, relatively high churn for a single property.