222a, Balaam Street, London, E13 8RA
About 222a
222a is a mid-terrace house in London (E13 8RA). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1900-1929 and council tax band B. At 42 m² this is the smallest unit on EPC record across the building (42–53 m²). The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (70 versus a worst of 61). The latest certificate (February 2026) shows a C (score 70). 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. This certificate was lodged in the last six months, so the rating reflects current condition.
At 42 m² it sits well below the postcode median (62 m² across 24 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£564/sq ft) was about 104.6% above the typical sold price in the postcode. Last sale on file: £255,000 in July 2019.
Know exactly what you're buying at 222a
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
222a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
222a has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at 222a
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
222a valuation sits well clear of the typical sold price in this postcode.
£242,000
Modelled from EPC, postcode comparables.
£255,000
Recorded with HM Land Registry.
Sales timeline
15 July 2019Most recent
£255,000
Median price across the last 5 sales in E13 8RA: £240,000 (2022–2016).
Nearby sales in E13 8RA
212a, Balaam Street, London, E13 8RA
Sold May 2022
£303,000220b, Balaam Street, Newham, London, E13 8RA
Sold Jul 2019
£240,000220a, Balaam Street, Newham, London, E13 8RA
Sold Jul 2019
£240,000222b, Balaam Street, London, E13 8RA
Sold Jul 2019
£265,000206 208, Flat E, Balaam Street, Newham, London, E13 8RA
Sold Jun 2016
£240,000
Everything we know about 222a, 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 Balaam Street homes
Price per m² for 222a runs comfortably ahead of the street norm.
Price per m²
£6,071
Street avg £4,116
Floor Area
42 m²
Street avg 59 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.5 t/year
Street avg 2.6 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Rising year-on-year across the wider district.
Nearest stop
0.0 km
Plaistow Broadway — bus stop.
Closest school
0.3 km
Curwen Primary School. 91 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
54.9dB
Night-time· 23:00 – 07:00
44.7dB