280a, Barking Road, Newham, London, E13 8HR

280a is a mid-terrace house in Newham, London, London (E13 8HR). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to before 1900 and council tax band B. At 40 m² this is the 4th smallest of 13 units on EPC record in the building, where floor areas span 23–110 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (July 2025) shows a C (score 69), just inside the C band. When first surveyed in July 2015 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and roof efficiency went from Very Poor to Average; while window efficiency dropped from Average to Poor and lighting dropped from Good to Very Poor.

Across 1995–2015, sale prices on this property compounded at 13.4% per year. Today's modelled estimate of £464,000 is 13.3% below the 2015 sale of £535,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£1,243/sq ft) was about 350.5% above the typical sold price in the postcode. On the market in August 2015 and unlisted since — roughly 11 years.