9 11, Flat B, Adine Road, Newham, London, E13 8LL

9 11 is an end-of-terrace house in Newham, London, London (E13 8LL). It has a recorded floor area of 56 m² (around 603 sq ft) and construction records dating it to 1900-1929. At 56 m² this is the largest unit on EPC record across 9 11 (40–56 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 (49 versus a best of 74). The latest certificate (September 2020) shows an E (score 49), well below the UK norm with real room to improve. Earlier certificates rated it C (January 2009); the latest reading is 2 bands lower. Between certificates, window efficiency went from Poor to Average and lighting went from Poor to Good; while wall efficiency dropped from Good to Very Poor and roof efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 78), a 2-band jump.

Held since January 2004 — that's 22 years off the open market, well above the local norm. At 56 m² it's 17% smaller than the typical home in the postcode (68 m² median across 42 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2000–2004, sale prices on this property compounded at 23.4% per year. Today's modelled estimate of £279,000 sits 80% above the 2004 sale of £155,000. 3 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and subdivision, meaningful when judging how the property has evolved.