33b, Hall Lane, Waltham Forest, London, E4 8HH

33b is a one-bedroom semi-detached house in Waltham Forest, London, London (E4 8HH). It has a recorded floor area of 38 m² (around 409 sq ft) and construction records dating it to 1930-1949. The latest certificate (August 2020) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (July 2010); the latest reading is one band lower. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 72). At 38 m² this is the 2nd smallest of 11 units on EPC record in the building, where floor areas span 37–91 m². The building's EPC ratings span E to C across 11 units on file.

It hasn't traded since March 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 38 m² it sits well below the postcode median (56 m² across 10 EPCs), making it one of the more compact homes locally. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Today's modelled estimate of £361,000 is 22.4% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£721/sq ft) was about 262% above the typical sold price in the postcode.