13a, Elm Road, Newham, London, E7 9HN

13a is a two-bedroom end-of-terrace house in Newham, London, London (E7 9HN). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1930-1949 and council tax band B. At 60 m² this is the 5th smallest of 15 units on EPC record in the building, where floor areas span 45–164 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (55 versus a best of 75). The latest certificate (August 2021) shows a D (score 55), a step below the typical UK home. The rating has held steady at D across 2 certificates since July 2011. Between certificates, window efficiency went from Very Poor to Poor; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 74).

Today's modelled estimate of £406,000 sits 53.2% above the 2012 sale of £265,000. On a £-per-square-foot basis, the last sale (£410/sq ft) was about 415.5% above the typical sold price in the postcode. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. On the market in June 2012 and unlisted since — roughly 14 years. At 60 m² it's 15.5% smaller than the typical home in the postcode (71 m² median across 14 EPCs).