17 Ambassador Gardens, Newham, London, E6 5XH

17 Ambassador Gardens is a two-bedroom end-of-terrace house in Newham, London, London (E6 5XH). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1991-1995 and council tax band C. At 55 m² this is the 9th smallest of 17 units on EPC record in the building, where floor areas span 43–137 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (54 versus a best of 79). The latest certificate (November 2024) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2014); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good and lighting went from Good to Very Good; while hot-water efficiency dropped from Average to Very Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on electricity.

Held since April 2001 — that's 25 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 55 m² it sits well below the postcode median (80 m² across 16 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £258,000 sits 235.1% above the 2001 sale of £77,000. On a £-per-square-foot basis, the last sale (£130/sq ft) was about 29.7% below the postcode norm.