21a, Florence Road, Newham, London, E13 0DW

21a is a two-bedroom semi-detached house in Newham, London, London (E13 0DW). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (January 2021) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 85), a 3-band jump. Our model identifies extension potential, subject to local planning policy.

At 89 m² the property is well over the postcode median (66 m² across 31 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a loft conversion and new windows, meaningful when judging how the property has evolved. Across 2009–2021, sale prices on this property compounded at 6.9% per year. On a £-per-square-foot basis, the last sale (£418/sq ft) was about 62.3% above the typical sold price in the postcode. Most recent transfer: June 2021 at £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.