Flat 5, 228 Balaam Street, Newham, London, E13 8RA
About Flat 5
Flat 5 is a two-bedroom end-of-terrace house in Newham, London, London (E13 8RA). It has a recorded floor area of 64 m² (around 689 sq ft) and construction records dating it to 1996-2002. At 64 m² this is the smallest 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. The latest certificate (November 2024) shows a C (score 78), near the top of the C band. The rating has held steady at C across 2 certificates since November 2014. Between certificates, roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average.
Untraded for 18 years, with the last transfer in January 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £395,000 is 12.9% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£508/sq ft) was about 84.3% above the typical sold price in the postcode.
Know exactly what you're buying at Flat 5
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
- ParkingOff street
Building
- Central heatingYes
Energy performance
Flat 5'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
Flat 5 has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at Flat 5
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
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
£395,000
Modelled from EPC, postcode comparables.
£350,000
Recorded with HM Land Registry.
Sales timeline
11 January 2008Most recent
£350,000
Median price across the last 5 sales in E13 8RA: £255,000 (2022–2019).
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
£240,000222a, Balaam Street, London, E13 8RA
Sold Jul 2019
£255,000222b, Balaam Street, London, E13 8RA
Sold Jul 2019
£265,000
Everything we know about Flat 5, 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
On epc rating, Flat 5 stands well clear of the street.
Price per m²
£5,469
Street avg £4,152
Floor Area
64 m²
Street avg 58 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.4 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