17a, Beech Hall Road, Waltham Forest, London, E4 9NJ

17a is a one-bedroom mid-terrace house in Waltham Forest, London, London (E4 9NJ). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1930-1949 and council tax band B. At 45 m² this is the smallest unit on EPC record across the building (45–138 m²). The building's EPC ratings span E to C across 21 units on file. The latest certificate (May 2022) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since August 2011. Between certificates, window efficiency went from Very Poor to Average and lighting went from Average to Good. The recommended improvements would push it to C (score 77).

Sale prices here have outpaced London HPI: 7% per year against 0% for the wider region. Today's modelled estimate of £272,000 sits 64.8% above the 2012 sale of £165,000. At 45 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. One planning record on file: a loft conversion approved in 2004. Past consents include a loft conversion, meaningful when judging how the property has evolved. On the market in June 2012 and unlisted since — roughly 14 years.