9 11, Flat E, Adine Road, Newham, London, E13 8LL
About 9 11
9 11 is a mid-terrace house in Newham, London, London (E13 8LL). It has a recorded floor area of 50 m² (around 538 sq ft) and construction records dating it to 1900-1929. At 50 m² this is the 3rd smallest of 5 units on EPC record in 9 11, where floor areas span 40–56 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (November 2025) shows a C (score 69), just inside the C band. When first surveyed in November 2015 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Poor.
One planning record on file: an extension approved in 2022. Past consents include an extension and subdivision, meaningful when judging how the property has evolved. At 50 m² it's 25.9% smaller than the typical home in the postcode (68 m² median across 42 EPCs). Its energy rating outperforms most of the postcode (better than 71% of similar EPCs).
Know exactly what you're buying at 9 11
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Windows upgraded, improving insulation
More low energy lighting installed
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- May 2022SubdivisionFullIn report
Extension: Rear of property
Hip to gable roof extension and a rear dormer extension to create two additional residential units comprising of 2No. 1bedroom 1person flats and associated improvements across the site.
Extension- Documents
- 23 docs on file
- Reference
- 21/02846/FUL
We flagged 2 things worth checking at 9 11
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
9 11 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£275,000
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 8LL: £380,000 (2023–2021).
Nearby sales in E13 8LL
Everything we know about 9 11, 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 Adine Road homes
9 11 is notably below the street on habitable rooms.
EPC Rating
69 (C)
Street avg 68 (D)
Floor Area
50 m²
Street avg 50 m²
CO₂ Emissions
1.7 t/year
Street avg 2.1 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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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
0.1 km
Balaam Street — bus stop.
Closest school
0.2 km
Ravenscroft Primary School. 82 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
57.1dB
Night-time· 23:00 – 07:00
47.8dB