13a, Balaam Street, Newham, London, E13 8EB
About 13a
13a is a mid-terrace house in Newham, London, London (E13 8EB). It has a recorded floor area of 55 m² (around 592 sq ft) and construction records dating it to 1900-1929. The latest certificate (October 2024) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 59). At 55 m² this is the 14th smallest of 20 units on EPC record in the building, where floor areas span 23–100 m². The building's EPC ratings span F to C across 20 units on file.
Across 1995–2025, sale prices on this property compounded at 4% per year. Today's modelled estimate of £237,000 sits 86.6% above the 2025 sale of £127,000. On a £-per-square-foot basis, the last sale (£215/sq ft) was about 33.8% below the postcode norm. A recent sale: £127,000 in March 2025. At 55 m² it's 17% larger than the typical home in the postcode (47 m² median across 19 EPCs).
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
Planning history
13a has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things 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
- Larger development activity nearby
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Sales history & valuation
13a has more than tripled in price since its earliest registered sale in 1995.
£237,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.0% per year over 30 years.
£127,000
Growth on file: 4.0% per year over 30 years.
Sales timeline
10 March 2025Most recent
£127,000
-15.3%over 17 years16 March 2007
£150,000
+53.1%over 6 months14 September 2006
£98,000
+63.3%over 5 years14 December 2000
£59,995
+87.5%over 8 months19 April 2000
£32,000
-17.9%over 5 years2 February 1995
£39,000
Median price across the last 5 sales in E13 8EB: £310,000 (2024–2019).
Nearby sales in E13 8EB
29 Balaam Street, Newham, London, E13 8EB
Sold Nov 2024
£350,00041 Balaam Street, Newham, London, E13 8EB
Sold Sept 2021
£310,00043 Balaam Street, Newham, London, E13 8EB
Sold Nov 2020
£1,00033 Balaam Street, Newham, London, E13 8EB
Sold Jun 2019
£5,00011 Balaam Street, Newham, London, E13 8EB
Sold Jan 2019
£340,000
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
- Larger development activity nearby
Versus other Balaam Street homes
Years Held for 13a lags the street by a wide margin.
Price per m²
£2,309
Street avg £5,795
Floor Area
55 m²
Street avg 55 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.1 t/year
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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
0.0 km
Barking Road Plaistow — bus stop.
Closest school
0.3 km
Ravenscroft Primary School. 89 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
55.2dB
Night-time· 23:00 – 07:00
45.3dB