39 Horace Road, Newham, London, E7 0JG

39 Horace Road is a five-bedroom mid-terrace house in Newham, London, London (E7 0JG). It has a recorded floor area of 149 m² (around 1604 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (February 2019) shows a C (score 71). When first surveyed in May 2017 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Average to Good and lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor and roof efficiency dropped from Poor to Very Poor. The recommended improvements would push it to B (score 81). Other recorded features include a basement.

Sale prices here have outpaced London HPI: 22.7% per year against 0% for the wider region. Today's modelled estimate of £979,000 is 15.2% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£530/sq ft) was about 130.5% above the typical sold price in the postcode. At 149 m² the property is well over the postcode median (94 m² across 31 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 74% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 4 is the typical count. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include new windows and an extension, meaningful when judging how the property has evolved. Sold November 2019 for £850,000.