25 Botha Road, Newham, London, E13 8PG
About 25 Botha Road
25 Botha Road is a mid-terrace house in Newham, London, London (E13 8PG). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (December 2013) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 91), a 3-band jump. The latest certificate is from December 2013, so improvements made since then won't be reflected.
Held since July 2004 — that's 22 years off the open market, well above the local norm. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1996–2004, sale prices on this property compounded at 19% per year. Today's modelled estimate of £369,000 sits 117.1% above the 2004 sale of £170,000. On a £-per-square-foot basis, the last sale (£251/sq ft) was about 19.3% above the typical sold price in the postcode.
Know exactly what you're buying at 25 Botha 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
Energy performance
25 Botha Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Dec 2023
EPC Rating
Planning history
25 Botha Road has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at 25 Botha 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
Price for 25 Botha Road has grown more than fourfold since the 1996 starting point.
£369,000
Modelled from EPC, postcode comparables and a sale-price growth of 19.0% per year over 8 years.
£170,000
Growth on file: 19.0% per year over 8 years.
Sales timeline
22 July 2004Most recent
£170,000
+70.0%over 2 years27 March 2002
£100,000
+143.9%over 5 years22 May 1996
£41,000
Median price across the last 5 sales in E13 8PG: £351,500 (2025–2017).
Nearby sales in E13 8PG
Everything we know about 25 Botha 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 Botha Road homes
EPC Rating for 25 Botha Road lags the street by a wide margin.
Price per m²
£2,698
Street avg £2,794
Floor Area
63 m²
Street avg 66 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.6 t/year
Street avg 3.0 t/year
Similar properties nearby
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
0.3 km
Tollgate Primary School. 71 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
57.4dB
Night-time· 23:00 – 07:00
49.2dB