98a, High Street, Newham, London, E13 0AJ

98a is an end-of-terrace house in Newham, London, London (E13 0AJ). It has a recorded floor area of 36 m² (around 388 sq ft) and construction records dating it to 1930-1949. At 36 m² this is the smallest unit on EPC record across the building (36–83 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (40 versus a best of 79). The latest certificate (March 2023) shows an E (score 40), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since December 2008. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Average to Good and lighting went from Average to Very Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. The recommended improvements would lift it to B (score 81), a 3-band jump. Main heating runs on electricity.

At 36 m² it sits well below the postcode median (63 m² across 36 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.