Flat 2, 228 Balaam Street, Newham, London, E13 8RA

Flat 2 is a two-bedroom end-of-terrace house in Newham, London, London (E13 8RA). It has a recorded floor area of 88 m² (around 947 sq ft) and construction records dating it to 1996-2002. At 88 m² this is the largest unit on EPC record across the building (64–88 m²). The building's EPC ratings span C to B, with this unit at the bottom. On EPC score it ranks last in the building (76 versus a best of 82). The latest certificate (November 2024) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since November 2014. Between certificates, lighting went from Good to Very Good.

Held since January 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 88 m² the property is well over the postcode median (60 m² across 24 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £420,000 is 20% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£370/sq ft) was about 34% above the typical sold price in the postcode.