16a, Buxton Road, Waltham Forest, London, E4 7DP

16a is a two-bedroom mid-terrace house in Waltham Forest, London, London (E4 7DP). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (February 2014) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from February 2014, so improvements made since then won't be reflected. At 53 m² this is the 3rd smallest of 38 units on EPC record in the building, where floor areas span 48–170 m². The building's EPC ratings span F to C across 38 units on file. Period features are noted in the property record.

Sale prices here have outpaced London HPI: 5.2% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£806/sq ft) was about 126.6% above the typical sold price in the postcode. At 53 m² it sits well below the postcode median (110 m² across 38 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 74% of similar EPCs). Sold November 2021 for £460,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.