44 Bushey Road, Newham, London, E13 9EN
About 44 Bushey Road
44 Bushey Road is a mid-terrace house in Newham, London, London (E13 9EN). It has a recorded floor area of 148 m² (around 1593 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (November 2023) shows a C (score 76), near the top of the C band. When first surveyed in September 2013 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good; while roof efficiency dropped from Good to Average. The recommended improvements would push it to B (score 84).
At 148 m² the property is well over the postcode median (42 m² across 63 EPCs), placing it in the larger end of the local stock. One planning record on file: a loft conversion approved in 2023. Past consents include a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £620,000 is 36.3% above the 2023 sale price. Most recent transfer: March 2023 at £455,000.
Know exactly what you're buying at 44 Bushey 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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Window efficiency improved
Planning history
- Jul 2023Loft ConversionOutlineIn report
Application for a lawful development certificate for the proposed loft conversion with rear dormers with 3 front rooflights.
- Agent
- Tech Engineering (UK) Ltd.
- Documents
- 11 docs on file
- Reference
- 23/01192/CLP
We flagged 1 thing worth checking at 44 Bushey 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
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Sales history & valuation
Latest sale on 44 Bushey Road was the highest on Land Registry record across the postcode.
£620,000
Modelled from EPC, postcode comparables.
£455,000
Recorded with HM Land Registry.
Sales timeline
30 March 2023Most recent
£455,000
Median price across the last 5 sales in E13 9EN: £275,000 (2025–2020).
Nearby sales in E13 9EN
Everything we know about 44 Bushey 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
Versus other Bushey Road homes
Years Held for 44 Bushey Road lags the street by a wide margin.
Price per m²
£3,074
Street avg £2,131
Floor Area
148 m²
Street avg 99 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
3.3 t/year
Street avg 3.9 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
0.1 km
Upton Park Green Street — bus stop.
Closest school
0.3 km
St Edward's Catholic Primary School. 87 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
53.8dB
Night-time· 23:00 – 07:00
43.0dB