35a, Balaam Street, Newham, London, E13 8EB
About 35a
35a is an end-of-terrace house in Newham, London, London (E13 8EB). It has a recorded floor area of 78 m² (around 840 sq ft) and construction records dating it to 1900-1929. The latest certificate (February 2018) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 78), a 2-band jump. At 78 m² this is the 16th 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.
At 78 m² the property is well over the postcode median (47 m² across 19 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and new windows, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations.
Know exactly what you're buying at 35a
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 Rating
Planning history
35a has 2 separate extension applications on the council record.
- Feb 2021ExtensionFullIn report
Extension: Single storey · Rear of property
Construction of a second-floor rear extension to existing residential premises, new external staircase to the side elevation and replacement of windows at the rear elevation. Proposed upwards extension of rear flue serving existing ground floor café at 35 Balaam Street.
- Agent
- 121 Design & Drawings
New Windows- Documents
- 22 docs on file
- Reference
- 20/02719/FUL
- Oct 2020ExtensionFullIn report
Extension: Single storey · Rear of property
Construction of a proposed single storey second floor rear extension to existing residential premises, new external staircase to the southern elevation and replacement of windows at the rear elevation (This application site affects the setting of a Grade II Listed Building, 42 Balaam Street E13 8AQ and attached railings)
- Agent
- 121 Design & Drawings
ListedNew Windows- Documents
- 16 docs on file
- Reference
- 20/01531/FUL
We flagged 2 things worth checking at 35a
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
35a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£326,000
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 5 sales in E13 8EB: £127,000 (2025–2019).
Nearby sales in E13 8EB
13a, Balaam Street, Newham, London, E13 8EB
Sold Mar 2025
£127,00029 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
£5,000
Everything we know about 35a, 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
On habitable rooms, 35a stands well clear of the street.
EPC Rating
53 (E)
Street avg 59 (D)
Floor Area
78 m²
Street avg 53 m²
CO₂ Emissions
4.4 t/year
Street avg 3.1 t/year
Habitable Rooms
5 rooms
Street avg 3 rooms
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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