85b, Chadwin Road, London, E13 8ND
About 85b
85b is an end-of-terrace house in London (E13 8ND). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (April 2019) shows a C (score 74). When first surveyed in November 2008 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Average and lighting went from Very Poor to Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.
At 53 m² it's 25.9% smaller than the typical home in the postcode (72 m² median across 40 EPCs).
Know exactly what you're buying at 85b
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
Hot water efficiency decreased
Single glazing replaced with double or better glazing
More low energy lighting installed
Wall insulation improved
Low energy lighting percentage decreased
Planning history
85b has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at 85b
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
85b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£273,000
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 8ND: £360,000 (2025–2023).
Nearby sales in E13 8ND
75 Chadwin Road, Newham, London, E13 8ND
Sold Mar 2025
£360,0001b, Chadwin Road, Newham, London, E13 8ND
Sold Feb 2025
£400,00043 Chadwin Road, Newham, London, E13 8ND
Sold Dec 2023
£317,50031a, Chadwin Road, Newham, London, E13 8ND
Sold Nov 2023
£265,0001 Chadwin Road, Newham, London, E13 8ND
Sold Oct 2023
£470,000
Everything we know about 85b, 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 Chadwin Road homes
EPC Rating for 85b runs comfortably ahead of the street norm.
EPC Rating
74 (C)
Street avg 61 (D)
Floor Area
53 m²
Street avg 47 m²
CO₂ Emissions
1.6 t/year
Street avg 2.5 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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E13 8DY
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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
0.3 km
Newham Leisure Centre — bus stop.
Closest school
0.3 km
Rosetta Primary School. 76 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
57.6dB
Night-time· 23:00 – 07:00
49.0dB