11 Boundary Road, Newham, London, E13 9PS
About 11 Boundary Road
11 Boundary Road is a two-bedroom mid-terrace house in Newham, London, London (E13 9PS). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2020) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (September 2012); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good. The recommended improvements would lift it to C (score 78), a 2-band jump.
At 126 m² the property is well over the postcode median (88 m² across 39 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 90% of similar EPCs). 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 1999–2019, sale prices on this property compounded at 7.4% per year. Today's modelled estimate of £369,000 is 48.2% above the 2019 sale price. Most recent transfer: January 2019 at £249,000.
Know exactly what you're buying at 11 Boundary 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
What this property has
Inside
- Bedrooms2
- Dining roomYes
- CloakroomYes
Outside
- Private gardenRear
Energy performance
11 Boundary Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Dec 2020SubdivisionFullIn report
Conversion of dwelling house into two flats consisting of: ground floor - 1 bedroom 2 person and first floor - 2 bedroom 3 person flat.
- Agent
- Newhomes Architecture
- Documents
- 7 docs on file
- Reference
- 20/02409/FUL
- Aug 2019ExtensionFullIn report
Extension: Single storey · Rear of property
Proposed single storey rear extension.
- Agent
- SSC Architecture
- Documents
- 9 docs on file
- Reference
- 19/01765/HH
We flagged 1 thing worth checking at 11 Boundary 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
30-day money-back guarantee
Sales history & valuation
Price for 11 Boundary Road has grown more than fourfold since the 1999 starting point.
£369,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.4% per year over 20 years.
£249,000
Growth on file: 7.4% per year over 20 years.
Sales timeline
31 January 2019Most recent
£249,000
+46.5%over 16 years28 August 2002
£170,000
+183.3%over 3 years25 March 1999
£60,000
Median price across the last 5 sales in E13 9PS: £200,000 (2023–2021).
Nearby sales in E13 9PS
55a, Boundary Road, London, E13 9PS
Sold Oct 2023
£200,0001c, Boundary Road, Newham, London, E13 9PS
Sold Aug 2021
£33,89281 Boundary Road, Newham, London, E13 9PS
Sold Mar 2021
£450,00013 Boundary Road, Newham, London, E13 9PS
Sold Feb 2021
£415,00037 Boundary Road, Newham, London, E13 9PS
Sold Oct 2020
£430,000
Everything we know about 11 Boundary 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 Boundary Road homes
11 Boundary Road is notably below the street on epc rating.
Price per m²
£1,976
Street avg £2,465
Floor Area
126 m²
Street avg 98 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
6.2 t/year
Street avg 4.4 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
Benson Avenue — bus stop.
Closest school
0.4 km
New City Primary School. 86 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
54.3dB
Night-time· 23:00 – 07:00
43.5dB