5 Boyce Way, Newham, London, E13 8DP
About 5 Boyce Way
5 Boyce Way is a mid-terrace house in Newham, London, London (E13 8DP). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (July 2013) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2011. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from July 2013, so improvements made since then won't be reflected.
Held since April 2003 — that's 23 years off the open market, well above the local norm. At 81 m² the property is well over the postcode median (62 m² across 35 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £400,000 sits 133.9% above the 2003 sale of £171,000. On a £-per-square-foot basis, the last sale (£196/sq ft) was about 25.6% below the postcode norm.
Know exactly what you're buying at 5 Boyce Way
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Jul 2023
EPC Rating
Planning history
5 Boyce Way has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at 5 Boyce Way
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
5 Boyce Way valuation sits well clear of the typical sold price in this postcode.
£400,000
Modelled from EPC, postcode comparables.
£171,000
Recorded with HM Land Registry.
Sales timeline
10 April 2003Most recent
£171,000
Median price across the last 5 sales in E13 8DP: £285,000 (2022–2016).
Nearby sales in E13 8DP
Everything we know about 5 Boyce Way, 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 Boyce Way homes
5 Boyce Way is notably below the street on co₂ emissions.
Price per m²
£2,111
Street avg £3,561
Floor Area
81 m²
Street avg 59 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
3.8 t/year
Street avg 2.4 t/year
Similar properties nearby
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
Balaam Street — bus stop.
Closest school
0.2 km
St Helen's Catholic Primary School. 88 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
55.3dB
Night-time· 23:00 – 07:00
45.2dB