49a, Buxton Road, Waltham Forest, London, E4 7DP

49a is a three-bedroom end-of-terrace house in Waltham Forest, London, London (E4 7DP). It has a recorded floor area of 90 m² (around 969 sq ft) and construction records dating it to before 1900. The latest certificate (October 2014) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 59). The latest certificate is from October 2014, so improvements made since then won't be reflected. Period features are noted in the property record.

Untraded for 18 years, with the last transfer in May 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have lagged London HPI: -1.9% per year against 0% for the wider region. Today's modelled estimate of £505,000 sits 68.3% above the 2008 sale of £300,000. On a £-per-square-foot basis, the last sale (£310/sq ft) was about 17.8% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 90 m² it's 18.2% smaller than the typical home in the postcode (110 m² median across 38 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 74% of similar EPCs).