249a, Barking Road, Newham, London, E13 8EQ

249a is a two-bedroom mid-terrace house in Newham, London, London (E13 8EQ). It has a recorded floor area of 13 m² (around 140 sq ft) and construction records dating it to 1930-1949. At 13 m² this is the smallest unit on EPC record across 249a (13–41 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 69). The latest certificate (June 2023) shows an E (score 41), well below the UK norm with real room to improve. When first surveyed in May 2009 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, lighting went from Very Poor to Very Good and main heating went from Very Poor to Average. The recommended improvements would push it to D (score 63). Main heating runs on electricity.

Untraded for 19 years, with the last transfer in October 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 13 m² it sits well below the postcode median (49 m² across 59 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 90% of similar EPCs). Today's modelled estimate of £426,000 is 36.3% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£2,233/sq ft) was about 659.1% above the typical sold price in the postcode. One historical planning record sits against the property in 2009.