13 Beech Hall Road, Waltham Forest, London, E4 9NJ

13 Beech Hall Road is a one-bedroom end-of-terrace house in Waltham Forest, London, London (E4 9NJ). It has a recorded floor area of 51 m² (around 549 sq ft) and construction records dating it to 1900-1929. The latest certificate (July 2021) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 76). At 51 m² this is the 4th smallest of 21 units on EPC record in the building, where floor areas span 45–138 m². The building's EPC ratings span E to C across 21 units on file. Period features are noted in the property record.

Sale prices here have outpaced London HPI: 8.6% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£698/sq ft) was about 129.7% above the typical sold price in the postcode. At 51 m² it sits well below the postcode median (104 m² across 21 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. Most recent transfer: September 2022 at £383,050. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.