13 Birchdale Road, Newham, London, E7 8AS

13 Birchdale Road is a two-bedroom mid-terrace house in Newham, London, London (E7 8AS). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. At 50 m² this is the smallest unit on EPC record across the building (50–155 m²). The building's EPC ratings span E to C across 23 units on file. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. The latest certificate (November 2021) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in December 2010 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Poor to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76).

It hasn't traded since December 2004, a hold of 21 years that's notably long for the area. Sale prices here have outpaced London HPI: 101.1% per year against 0% for the wider region. Today's modelled estimate of £312,000 sits 68.6% above the 2004 sale of £185,000. On a £-per-square-foot basis, the last sale (£344/sq ft) was about 80% above the typical sold price in the postcode. At 50 m² it sits well below the postcode median (104 m² across 23 EPCs), making it one of the more compact homes locally.