44 Edinburgh Road, Newham, London, E13 0BH
About 44 Edinburgh Road
44 Edinburgh Road is a mid-terrace house in Newham, London, London (E13 0BH). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (January 2026) shows a C (score 73). When first surveyed in October 2024 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Good to Very Good and hot-water efficiency went from Average to Good. The recommended improvements would push it to B (score 81). This certificate was lodged in the last six months, so the rating reflects current condition.
Most recent transfer was December 2024 at £350,000 — fresh data. One planning record on file: an extension approved in 2025. Past consents include an extension, meaningful when judging how the property has evolved. Across 2024–2024, sale prices on this property compounded at 2.9% per year. Today's modelled estimate of £407,000 is 16.3% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£412/sq ft) was about 79.2% above the typical sold price in the postcode.
Know exactly what you're buying at 44 Edinburgh Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Replaced storage heaters with gas boiler
Connected to mains gas supply
Hot water system upgraded
High performance glazing installed
Wall insulation improved
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
- Mar 2025ExtensionOutlineIn report
Extension: Rear of property
Lawful Development Certificate (proposed) demolition of existing single storey rear extension and lean-to conservatory and erection of single storey rear extension.
- Agent
- Aroland Design
- Documents
- 9 docs on file
- Reference
- 25/00255/CLP
We flagged 1 thing worth checking at 44 Edinburgh Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
30-day money-back guarantee
Sales history & valuation
44 Edinburgh Road changed hands twice within eighteen months — unusual for the area.
£407,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.9% per year over 1 year.
£350,000
Growth on file: 2.9% per year over 1 year.
Sales timeline
19 December 2024Most recent
£350,000
+2.9%27 November 2024
£340,000
Median price across the last 5 sales in E13 0BH: £340,000 (2023–2019).
Nearby sales in E13 0BH
81 Edinburgh Road, Newham, London, E13 0BH
Sold Feb 2023
£467,50054 Edinburgh Road, Newham, London, E13 0BH
Sold Sept 2021
£340,00073 Edinburgh Road, Newham, London, E13 0BH
Sold Nov 2020
£410,00087 Edinburgh Road, Newham, London, E13 0BH
Sold Jul 2019
£340,00071 Edinburgh Road, Newham, London, E13 0BH
Sold Mar 2015
£350,000
Everything we know about 44 Edinburgh Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other Edinburgh Road homes
On years held, 44 Edinburgh Road runs well behind the street norm.
Price per m²
£4,430
Street avg £3,571
Floor Area
79 m²
Street avg 81 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
2.1 t/year
Street avg 3.6 t/year
Similar properties nearby
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
7/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Perth Road (E13) — bus stop.
Closest school
0.1 km
Southern Road Primary School. 88 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.3dB
Night-time· 23:00 – 07:00
43.8dB