13a, Dacre Road, Newham, London, E13 0PT
About 13a
13a is an end-of-terrace house in Newham, London, London (E13 0PT). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (February 2020) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2014. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Poor to Very Poor. At 50 m² this is the 5th smallest of 37 units on EPC record in the building, where floor areas span 36–188 m². The building's EPC ratings span F to C across 37 units on file.
At 50 m² it sits well below the postcode median (90 m² across 36 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 13a
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
13a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 13a
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
13a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£271,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 1 sales in E13 0PT: £450,000 (2025–2025).
Nearby sales in E13 0PT
Everything we know about 13a, 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 Dacre Road homes
CO₂ Emissions for 13a lags the street by a wide margin.
EPC Rating
60 (D)
Street avg 63 (D)
Floor Area
50 m²
Street avg 56 m²
CO₂ Emissions
2.8 t/year
Street avg 2.5 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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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
St Antonys Road — bus stop.
Closest school
0.1 km
Selwyn Primary School. 93 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
52.4dB
Night-time· 23:00 – 07:00
42.4dB