1b, Buxton Road, Waltham Forest, London, E4 7DP

1b is a one-bedroom semi-detached house in Waltham Forest, London, London (E4 7DP). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (April 2014) shows an F (score 37), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 80), a 3-band jump. The latest certificate is from April 2014, so improvements made since then won't be reflected.

Held since February 1998 — that's 28 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 129 m² it's 17.8% larger than the typical home in the postcode (109 m² median across 38 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Today's modelled estimate of £736,000 sits 340.7% above the 1998 sale of £167,000. On a £-per-square-foot basis, the last sale (£120/sq ft) was about 67.4% below the postcode norm. 4 planning records sit against the property, 1 approved, 2 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.