25 Egham Road, Newham, London, E13 8PD
About 25 Egham Road
25 Egham Road is a two-bedroom semi-detached house in Newham, London, London (E13 8PD). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (August 2023) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in September 2013 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good and window efficiency went from Very Poor to Good. The recommended improvements would lift it to B (score 88), a 2-band jump.
Untraded for 29 years, with the last transfer in January 1997. Across 1996–1997, sale prices on this property compounded at 41.4% per year. Today's modelled estimate of £382,000 sits 671.7% above the 1997 sale of £49,500. On a £-per-square-foot basis, the last sale (£64/sq ft) was about 65.1% below the postcode norm.
Know exactly what you're buying at 25 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
- Bedrooms2
Outside
- Private gardenYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
Roof insulation improved
Planning history
25 Egham Road has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 3 things worth checking at 25 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
- Recent ownership pattern worth a look
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Sales history & valuation
25 Egham Road's modelled value sits at over four times its earliest registered sale price (1996).
£382,000
Modelled from EPC, postcode comparables and a sale-price growth of 41.4% per year over 1 year.
£49,500
Growth on file: 41.4% per year over 1 year.
Sales timeline
21 January 1997Most recent
£49,500
+41.4%8 November 1996
£35,000
Median price across the last 5 sales in E13 8PD: £380,000 (2025–2022).
Nearby sales in E13 8PD
Everything we know about 25 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
- Recent ownership pattern worth a look
Versus other Egham Road homes
25 Egham Road is notably below the street on price per m².
Price per m²
£688
Street avg £3,143
Floor Area
72 m²
Street avg 74 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.0 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