7 Botha Road, Newham, London, E13 8PG
About 7 Botha Road
7 Botha Road is a mid-terrace house in Newham, London, London (E13 8PG). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (January 2026) shows a C (score 69), just inside the C band. When first surveyed in January 2016 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency dropped from Average to Poor and lighting dropped from Very Good to Average. The recommended improvements would push it to B (score 82). This certificate was lodged in the last six months, so the rating reflects current condition.
At 51 m² it's 20.3% smaller than the typical home in the postcode (64 m² median across 24 EPCs). Its energy rating outperforms most of the postcode (better than 83% of similar EPCs).
Know exactly what you're buying at 7 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
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Planning history
7 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 7 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
7 Botha Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£369,000
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 8PG: £351,500 (2025–2017).
Nearby sales in E13 8PG
Everything we know about 7 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
Floor Area for 7 Botha Road lags the street by a wide margin.
EPC Rating
69 (C)
Street avg 62 (D)
Floor Area
51 m²
Street avg 66 m²
CO₂ Emissions
1.9 t/year
Street avg 3.1 t/year
Habitable Rooms
4 rooms
Street avg 4 rooms
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