25 Emma Road, Newham, London, E13 0DS
About 25 Emma Road
25 Emma Road is a two-bedroom mid-terrace house in Newham, London, London (E13 0DS). It has a recorded floor area of 56 m² (around 600 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. At 56 m² this is the smallest unit on EPC record across the building (56–101 m²). The building's EPC ratings span D to C, with this unit at the bottom. Other recorded features include a self-contained annexe. The latest certificate (February 2010) shows a D (score 60), on the cusp of jumping into the C band. The latest certificate is from February 2010, so improvements made since then won't be reflected.
Across 1998–2017, sale prices on this property compounded at 10.7% per year. On a £-per-square-foot basis, the last sale (£580/sq ft) was about 190.8% above the typical sold price in the postcode. Last changed hands 9 years ago, in February 2017. One historical planning record sits against the property in 2015.
Know exactly what you're buying at 25 Emma 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
- Dining roomYes
Outside
- Private gardenYes
Building
- TenureFreehold
Energy performance
25 Emma Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 Feb 2020
EPC Rating
Planning history
- May 2015RenovationFullIn report
Internal refurbishment of flat with addition of external staircase to back garden, addition of velux window to flat roof.
- Documents
- 12 docs on file
- Reference
- 15/00575/FUL
We flagged 1 thing worth checking at 25 Emma 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
Price for 25 Emma Road has grown more than fourfold since the 1998 starting point.
£362,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.7% per year over 18 years.
£348,000
Growth on file: 10.7% per year over 18 years.
Sales timeline
23 February 2017Most recent
£348,000
+544.4%over 18 years27 September 1998
£54,000
Median price across the last 5 sales in E13 0DS: £320,000 (2021–2003).
Nearby sales in E13 0DS
Everything we know about 25 Emma 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 Emma Road homes
25 Emma Road outperforms the street on price per m² by a wide margin.
Price per m²
£6,240
Street avg £3,933
Floor Area
56 m²
Street avg 62 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.5 t/year
Street avg 2.6 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
0.2 km
Florence Road (E13) — bus stop.
Closest school
0.3 km
Curwen Primary School. 90 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
52.7dB
Night-time· 23:00 – 07:00
42.7dB