50b, Edward Avenue, Waltham Forest, London, E4 9DN

50b is a two-bedroom mid-terrace house in Waltham Forest, London, London (E4 9DN). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1930-1949 and council tax band B. Tenure is freehold. At 43 m² this is the 3rd smallest of 27 units on EPC record in the building, where floor areas span 37–292 m². The building's EPC ratings span G to C, with this unit at the top. On EPC score it ranks first in the building (79 versus a worst of 20). Other recorded features include a balcony and a basement. The latest certificate (August 2018) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since March 2015. Between certificates, roof efficiency went from Average to Good and lighting went from Average to Very Good.

It hasn't traded since March 2006, a hold of 20 years that's notably long for the area. Sale prices here have outpaced London HPI: 10.8% per year against 0% for the wider region. Today's modelled estimate of £281,000 sits 134.2% above the 2006 sale of £120,000. On a £-per-square-foot basis, the last sale (£259/sq ft) was about 15.6% below the postcode norm. At 43 m² it sits well below the postcode median (84 m² across 26 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 81% of similar EPCs). One planning record on file: an extension approved in 2019. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved.