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Get started8 Horace Road, Newham, London, E7 0JG
4 sales on record
About 8 Horace Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Horace Road is a two-bedroom mid-terrace house in Newham, London, London (E7 0JG). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2024) shows a D (score 56), a step below the typical UK home. When first surveyed in March 2011 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good, window efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 84), a 2-band jump.
Sale prices here have outpaced London HPI: 7.2% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£774/sq ft) was about 236.7% above the typical sold price in the postcode. Most recent transfer was March 2025 at £525,000 — fresh data. Across the public record there are 4 sales, relatively high churn for a single property. At 63 m² it sits well below the postcode median (97 m² across 31 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 0 approved, 0 refused.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2024
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.4 t/year
Occupancy
Owner Occupied
Planning history
Applications and permits filed against 8 Horace Road, Newham, London, E7 0JG, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
- Nov 2025ExtensionFullPending
Extension: Single storey · Rear of property
Erection of first floor rear extension and alteration to ground floor rear elevation.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Price for 8 Horace Road has grown more than fourfold since the 2001 starting point.
Current estimate
See how we calculated this£566,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.2% per year over 24 years.
Last sold (2025)
£525,000
Growth on file: 7.2% per year over 24 years.
Sales timeline
Versus other Horace Road homes
Four headline reads against 27 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Horace Road outperforms the street on price per m² by a wide margin.
Price per m²
£8,333
Street avg £4,706
Floor Area
63 m²
Street avg 97 m²
Habitable Rooms
3 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Rail-style transport is unusually close for this postcode.
Crime
29/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Wanstead Park Rail Station — railway station.
Road noise across the postcode
Modelled day and night-time noise levels around E7 0JG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.0dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 103 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about 8 Horace Road, Newham, London, E7 0JG. Each answer is also embedded as structured data for search engines.