22 Ayres Close, Newham, London, E13 8BN
About 22 Ayres Close
22 Ayres Close is a two-bedroom semi-detached house in Newham, London, London (E13 8BN). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (February 2025) shows a C (score 80), near the top of the C band. When first surveyed in March 2018 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while roof efficiency dropped from Very Good to Average. The recommended improvements would push it to B (score 87).
Untraded for 19 years, with the last transfer in March 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1998–2007, sale prices on this property compounded at 17.9% per year. Today's modelled estimate of £411,000 sits 74.9% above the 2007 sale of £235,000. On a £-per-square-foot basis, the last sale (£336/sq ft) was about 65.8% above the typical sold price in the postcode.
Know exactly what you're buying at 22 Ayres Close
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
Outside
- Private gardenYes
Energy performance
22 Ayres Close's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Window efficiency improved
More low energy lighting installed
Solar PV panels (50 kWp) installed
Planning history
22 Ayres Close has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at 22 Ayres Close
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
- Larger development activity nearby
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Sales history & valuation
Price for 22 Ayres Close has grown more than fourfold since the 1998 starting point.
£411,000
Modelled from EPC, postcode comparables and a sale-price growth of 17.9% per year over 9 years.
£235,000
Growth on file: 17.9% per year over 9 years.
Sales timeline
1 March 2007Most recent
£235,000
+312.3%over 8 years16 July 1998
£56,995
Median price across the last 5 sales in E13 8BN: £295,000 (2025–2015).
Nearby sales in E13 8BN
Everything we know about 22 Ayres Close, 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
- Larger development activity nearby
Versus other Ayres Close homes
22 Ayres Close outperforms the street on epc rating by a wide margin.
Price per m²
£3,615
Street avg £2,780
Floor Area
65 m²
Street avg 86 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
1.5 t/year
Street avg 3.3 t/year
Similar properties nearby
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1 Ayres Close, Newham
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E13 8DY
1 Botha Road, Newham
E13 8PG
1 Caraway Close, Newham
E13 8PN
1 Avenons Road, Newham
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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
0.1 km
Liddon Road — bus stop.
Closest school
0.4 km
Grange Primary School. 92 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
54.6dB
Night-time· 23:00 – 07:00
44.5dB