20 Egham Road, Newham, London, E13 8PD
About 20 Egham Road
20 Egham Road is a three-bedroom mid-terrace house in Newham, London, London (E13 8PD). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (February 2026) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since January 2011. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Good to Very Good. The recommended improvements would push it to C (score 78). This certificate was lodged in the last six months, so the rating reflects current condition.
It hasn't traded since March 2001, a hold of 25 years that's notably long for the area. Across 1998–2001, sale prices on this property compounded at 19.9% per year. Today's modelled estimate of £397,000 sits 372.6% above the 2001 sale of £84,000. On a £-per-square-foot basis, the last sale (£98/sq ft) was about 47.2% below the postcode norm. At 80 m² it's 17.6% larger than the typical home in the postcode (68 m² median across 39 EPCs).
Know exactly what you're buying at 20 Egham Road
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
What this property has
Inside
- Bedrooms3
- Bathrooms2
Energy performance
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Windows upgraded, improving insulation
More low energy lighting installed
Loft insulation installed or upgraded to 250mm+
Planning history
20 Egham Road has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at 20 Egham Road
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
20 Egham Road's modelled value sits at over four times its earliest registered sale price (1998).
£397,000
Modelled from EPC, postcode comparables and a sale-price growth of 19.9% per year over 3 years.
£84,000
Growth on file: 19.9% per year over 3 years.
Sales timeline
15 March 2001Most recent
£84,000
+13.5%over 1 year6 September 1999
£74,000
+46.5%over 1 year26 May 1998
£50,500
Median price across the last 5 sales in E13 8PD: £380,000 (2025–2022).
Nearby sales in E13 8PD
Everything we know about 20 Egham Road, 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 Egham Road homes
On price per m², 20 Egham Road runs well behind the street norm.
Price per m²
£1,050
Street avg £3,131
Floor Area
80 m²
Street avg 74 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.1 t/year
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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
Newham Leisure Centre — bus stop.
Closest school
0.4 km
Tollgate Primary School. 72 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
57.5dB
Night-time· 23:00 – 07:00
49.3dB