1Flood planning zone: In Flood Zone 3 — check defences and insurance
Flood Zone 3 can affect insurance costs even where flood defences protect the area.
Get an insurance quote and ask the conveyancer for a flood search.
38 Watson Avenue, London, E6 2BP
Last sale£122,000Aug 2001 · HM Land Registry
If it moved with Newham terrace prices£491,000Aug 2026 · UK HPI
Flood planning zoneIn Flood Zone 3 — check defences and insurance
EnergyEPC DMar 2025
MapN ↑119 m ↔
Before you offer
2 things to check
2Uninsulated solid walls: EPC D
Poor insulation or an EPC E–G rating can mean higher heating bills.
Read the full certificate and ask about insulation and heating costs.
＋ Surface water flooding: Very low · Rivers and sea flooding: Low · Outside coal high-risk area · Not in a higher-radon area
Not covered here yet: conservation area, listed buildings nearby, article 4 direction, tree protection, road noise, rail noise, airport noise. Your conveyancer’s local search covers the planning checks.
Prepare for a viewing ↓Saved privately on this devicePrice
If it moved with Newham terrace prices
£491,000
How does the asking price compare?
This home’s sale history
| Sold | Price | Type | Tenure | Record |
|---|---|---|---|---|
| Aug 2001 | £122,000 | Terraced | Freehold | A |
| Jun 1996 | £56,500 | Terraced | Freehold | A |
Street sales
Same type and tenure, other homes in the last 36 months: £425,000 · 1 sales
| Address | Sold | Price | Type | Tenure |
|---|---|---|---|---|
| 8 Watson Avenue, East Ham, London, E6 2BP | Dec 2025 | £425,000 | Terraced | Freehold |
| 10 Watson Avenue, East Ham, London, E6 2BP | Jul 2015 | £250,000 | Terraced | Freehold |
| 46 Watson Avenue, East Ham, London, E6 2BP | May 2014 | £230,000 | Semi-detached | Freehold |
| 4 Watson Avenue, East Ham, London, E6 2BP | Sep 2010 | £229,500 | Terraced | Freehold |
| 8 Watson Avenue, East Ham, London, E6 2BP | Dec 2008 | £160,000 | Terraced | Freehold |
| 10 Watson Avenue, East Ham, London, E6 2BP | Jul 2007 | £250,000 | Terraced | Freehold |
| 46 Watson Avenue, East Ham, London, E6 2BP | Jan 2006 | £250,000 | Semi-detached | Freehold |
| 7 Watson Avenue, London, E6 2BP | Oct 2003 | £148,000 | Terraced | Freehold |
Show all 24
| Address | Sold | Price | Type | Tenure |
|---|---|---|---|---|
| 5 Watson Avenue, London, E6 2BP | Aug 2003 | £169,995 | Terraced | Freehold |
| 3 Watson Avenue, London, E6 2BP | Aug 2002 | £147,000 | Terraced | Freehold |
| 38 Watson Avenue, London, E6 2BP | Aug 2001 | £122,000 | Terraced | Freehold |
| 46 Watson Avenue, East Ham, London, E6 2BP | Jun 2001 | £129,995 | Semi-detached | Freehold |
| 18 Watson Avenue, London, E6 2BP | Apr 2001 | £120,000 | Terraced | Freehold |
| 46 Watson Avenue, East Ham, London, E6 2BP | Mar 2001 | £90,000 | Semi-detached | Freehold |
| 18 Watson Avenue, London, E6 2BP | Oct 2000 | £80,000 | Terraced | Freehold |
| 5 Watson Avenue, London, E6 2BP | Mar 1999 | £63,500 | Terraced | Freehold |
| 4 Watson Avenue, East Ham, London, E6 2BP | Dec 1998 | £83,000 | Terraced | Freehold |
| 14 Watson Avenue, London, E6 2BP | Oct 1998 | £80,000 | Terraced | Freehold |
| 16 Watson Avenue, London, E6 2BP | Sep 1998 | £66,000 | Terraced | Freehold |
| 7 Watson Avenue, London, E6 2BP | Jun 1998 | £63,000 | Terraced | Freehold |
| 7 Watson Avenue, London, E6 2BP | Jan 1998 | £40,000 | Terraced | Freehold |
| 38 Watson Avenue, London, E6 2BP | Jun 1996 | £56,500 | Terraced | Freehold |
| 5 Watson Avenue, London, E6 2BP | Dec 1995 | £42,000 | Terraced | Freehold |
| 44 Watson Avenue, London, E6 2BP | Sep 1995 | £54,000 | Terraced | Freehold |
The land
Flood planning zone: In Flood Zone 3 — check defences and insurance
Flood Zone 3 can affect insurance costs even where flood defences protect the area.
Get an insurance quote and ask the conveyancer for a flood search.
＋ Surface water flooding: Very low · Rivers and sea flooding: Low · Outside coal high-risk area · Not in a higher-radon area
Not covered here yet: conservation area, listed buildings nearby, article 4 direction, tree protection. Your conveyancer’s local search covers the planning checks.
View building and land map ↑The building
Uninsulated solid walls: EPC D
Poor insulation or an EPC E–G rating can mean higher heating bills.
Read the full certificate and ask about insulation and heating costs.
- Floor area
- 85 m²
- Potential EPC band
- B
- Age band
- England and Wales: 1930-1949
- Walls (certificate wording)
- Solid brick, as built, no insulation (assumed)
- Roof (certificate wording)
- Pitched, 50 mm loft insulation
- Windows (certificate wording)
- Fully double glazed
- Heating (certificate wording)
- Boiler and radiators, mains gas
- Building height
- Unavailable
Living
Broadband in the area
Postcode residential gigabit coverage: 100%
Full fibre in the local authority: 83%
Schools nearby
- Altmore Infant SchoolPrimary · 529 m · Good
- Kensington Primary SchoolPrimary · 619 m · School remains Outstanding
- Northbury Primary SchoolPrimary · 785 m · School remains Good
- Lathom Junior SchoolPrimary · 793 m · School remains Good
- Nelson Primary SchoolPrimary · 810 m · School remains Good
- St Margarets CofE Primary SchoolPrimary · 838 m · Improved significantly
- Langdon AcademyAll-through · 879 m · Improved significantly
- Newham Collegiate Sixth Form Centre, City of London Academy16 plus · 927 m
- Little Ilford SchoolSecondary · 985 m · Good
- Plashet, City of London AcademySecondary · 1021 m · Good
- Essex Primary SchoolPrimary · 1034 m · Standards maintained
- St Joseph's Catholic Primary SchoolPrimary · 1044 m · School remains Good (Improving) - S5 Next
- Al Madina School for Girls1051 m
- Uphall Primary SchoolPrimary · 1083 m · Not judged
- Horizon Academy1084 m · Good
- Newham College of Further Education16 plus · 1088 m
- St Winefride's RC Primary SchoolPrimary · 1099 m · Good
- St Michael's Catholic Primary SchoolPrimary · 1153 m · School remains Good
- Hartley Primary SchoolPrimary · 1193 m · Good
- Oliver Thomas Nursery SchoolNursery · 1233 m · Outstanding
- Dersingham Primary SchoolPrimary · 1252 m · Not judged
- Northstar New School1297 m
- Gascoigne Primary SchoolPrimary · 1396 m · School remains Good
- Vicarage Primary SchoolPrimary · 1438 m · Outstanding
- Sir John Heron Primary SchoolPrimary · 1456 m · School remains Good
Area context
Deprivation decile (1 is most deprived within its nation): 2 · England 2025
Recorded police incidents: 180
E6 2BP →Before you offer
Viewing checklist
Saved privately on this device
Refresh the saved facts when you return. No email alerts are sent.
Next steps
Ask a surveyor to confirm Level 2 or Level 3 after reviewing the age, condition and alterations.
Ask the conveyancer about local authority, drainage, environmental, flood and mining searches appropriate to this address.
Compare survey levels →Questions for the agent
Questions for your surveyor and conveyancer
Ask the surveyor
Which survey level covers this home’s condition, damp, cracks and any alterations?
- Uninsulated solid walls: Read the full certificate and ask about insulation and heating costs.
Ask the conveyancer
Which title, drainage and local searches are needed for this address?
- Flood planning zone: Get an insurance quote and ask the conveyancer for a flood search.
Sources and licences
Contains British Geological Survey materials © UKRI 2026
Radon Potential classification UK Health Security Agency © Crown copyright 2022
© Environment Agency copyright and/or database right 2026. All rights reserved.
INSPIRE conditions · Sources and licences