245a, Barking Road, London, E13 8EQ
About 245a
245a is a mid-terrace house in London (E13 8EQ). It has a recorded floor area of 121 m² (around 1302 sq ft) and construction records dating it to 1930-1949. At 121 m² this is the largest unit on EPC record across the building (13–121 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (41 versus a best of 74). The latest certificate (September 2025) shows an E (score 41), well below the UK norm with real room to improve. Earlier certificates rated it D (December 2014); the latest reading is one band lower. Between certificates, roof efficiency went from Poor to Good; while window efficiency dropped from Average to Poor and hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on electricity.
At 121 m² the property is well over the postcode median (49 m² across 59 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 90% of similar EPCs).
Know exactly what you're buying at 245a
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
Property Improvements
Changes detected from historical EPC data
Heating system changed
Changed to a more efficient fuel source
Hot water system changed
Roof insulation improved
Planning history
245a has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at 245a
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
245a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£396,000
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 8EQ: £10,000 (2024–2017).
Nearby sales in E13 8EQ
235 Barking Road, Newham, London, E13 8EQ
Sold Dec 2024
£550,000237a, Barking Road, Newham, London, E13 8EQ
Sold Apr 2021
£420,000245 Barking Road, Newham, London, E13 8EQ
Sold Apr 2019
£10,000Flat, 243 Barking Road, Newham, London, E13 8EQ
Sold May 2018
£3,000251 Barking Road, Newham, London, E13 8EQ
Sold Feb 2017
£10,000
Everything we know about 245a, 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 Barking Road homes
Habitable Rooms for 245a runs comfortably ahead of the street norm.
EPC Rating
41 (E)
Street avg 66 (D)
Floor Area
121 m²
Street avg 51 m²
CO₂ Emissions
2.0 t/year
Street avg 2.1 t/year
Habitable Rooms
5 rooms
Street avg 2 rooms
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
0.0 km
Croydon Road (E13) — bus stop.
Closest school
0.3 km
Rokeby School. 86 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
58.1dB
Night-time· 23:00 – 07:00
48.2dB