265a, Barking Road, Newham, London, E13 8EQ

265a is a mid-terrace house in Newham, London, London (E13 8EQ). It has a recorded floor area of 58 m² (around 624 sq ft) and construction records dating it to 1900-1929. The latest certificate (June 2023) shows a D (score 55), a step below the typical UK home. The rating has held steady at D across 2 certificates since October 2013. Between certificates, lighting went from Good to Very Good; while wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 78). At 58 m² this is the 22nd smallest of 35 units on EPC record in the building, where floor areas span 13–134 m². The building's EPC ratings span E to B across 35 units on file.

Held since August 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £252,000 sits 68% above the 2007 sale of £150,000. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 55.1% below the postcode norm. At 58 m² it's 18.4% larger than the typical home in the postcode (49 m² median across 59 EPCs).