48 Upper Road, Newham, London, E13 0DH
About 48 Upper Road
48 Upper Road is a two-bedroom mid-terrace house in Newham, London, London (E13 0DH). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2025) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2015. Between certificates, roof efficiency went from Very Poor to Good; while window efficiency dropped from Average to Poor and lighting dropped from Average to Poor. The recommended improvements would lift it to B (score 84), a 2-band jump.
Held since October 1995 — that's 31 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £453,000 sits 1032.6% above the 1995 sale of £39,995. On a £-per-square-foot basis, the last sale (£52/sq ft) was about 76.4% below the postcode norm.
Know exactly what you're buying at 48 Upper 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
What this property has
Inside
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
Building
- RefurbishedYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Planning history
48 Upper Road has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 48 Upper 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
48 Upper Road's modelled value sits at over four times its earliest registered sale price (1995).
£453,000
Modelled from EPC, postcode comparables.
£39,995
Recorded with HM Land Registry.
Sales timeline
10 October 1995Most recent
£39,995
Median price across the last 5 sales in E13 0DH: £393,500 (2025–2019).
Nearby sales in E13 0DH
Everything we know about 48 Upper 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 Upper Road homes
Price per m² for 48 Upper Road lags the street by a wide margin.
Price per m²
£555
Street avg £3,338
Floor Area
72 m²
Street avg 85 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 t/year
Street avg 3.6 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Rising year-on-year across the wider district.
Nearest stop
0.0 km
Florence Road (E13) — bus stop.
Closest school
0.1 km
Curwen Primary School. 94 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
53.3dB
Night-time· 23:00 – 07:00
43.3dB