20 Hall Gardens, Waltham Forest, London, E4 8HR

20 Hall Gardens is a two-bedroom semi-detached house in Waltham Forest, London, London (E4 8HR). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 2003-2006 and council tax band C. At 45 m² this is the 2nd smallest of 28 units on EPC record in the building, where floor areas span 40–64 m². The building's EPC ratings span F to C, with this unit at the top. On EPC score it ranks first in the building (79 versus a worst of 37). The latest certificate (September 2024) shows a C (score 79), near the top of the C band. When first surveyed in December 2015 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Average to Good and window efficiency went from Average to Good.

Held since February 1999 — that's 27 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. Today's modelled estimate of £271,000 sits 287.1% above the 1999 sale of £70,000. On a £-per-square-foot basis, the last sale (£145/sq ft) was about 50.5% below the postcode norm. At 45 m² it's 19.6% smaller than the typical home in the postcode (56 m² median across 27 EPCs). Its energy rating outperforms most of the postcode (better than 78% of similar EPCs).