Estimated value today£200klast sold £40,000, 1999 · likely £178k–£223k
Energy rating–no certificate matched
Energy bills, a year–needs a certificate
Price per m²–neighbourhood typical £5,650/m²
See 33, Campbell Road from the street and the air
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What's it worth with your changes?
Sale records can't see extensions, conversions or condition. Tell us what's changed since 1999 and we'll adjust the estimate, with a range that shows how sure we can be.
Low£186k
Likely£200k
High£214k
Starting value (our estimate)£200k
Range includes ±7% for the estimate itself. Effects are typical ranges, not this home's: a surveyor or local agent who sees it will do better. Work done before 1999 is already in the price. Evidence: of 573,662 homes we saw extended on their energy certificates (median +30 m²), the 123,110 that sold before and after grew a median 10.9% more than their neighbourhood: about a third of the extra space at the home's average price per m².
The home
Type
Flat
Tenure
Leasehold
Floor area
–
Built
–
Main heating fuel
–
Sales since 1995
£30k (1996) → £40k (1999)
The estimate moves the last sale in line with the neighbourhood's like-for-like price index. It can't see extensions, condition or the market for this particular home: it is not a valuation.
Getting about
Nearest station
Woodgrange Park, 1.7 km (busiest route: Blackhorse Road)
Central London
13 km as the crow flies
Large employment centre
23 min by public transport · 12 by car
Town centre
6 min by public transport or walking
Commuting by train/Tube
36% of local workers · 20% mostly work from home
Airport
London City, 3.3 km
Everyday life
Weekly shop
food store about 7 min without a car
GP surgery
about 5 min
A&E
Newham University Hospital, 1.7 km (CQC: Requires improvement)
Top-rated primaries
Cleves Primary School (0.6 km), St Stephen's Primary School (1 km), Vicarage Primary School (1.1 km)
Top-rated secondaries
Brampton Manor Academy (1.6 km), St Angela's Ursuline School (1.7 km), St Bonaventure's RC School (1.8 km)
Eating out
57 restaurants and cafés, 2 pubs and bars in the neighbourhood
School distances are straight lines; admissions depend on each school's catchment and criteria.
Council-wide average rents (ONS Price Index of Private Rents); bedrooms estimated from the certificate's habitable rooms. Before costs, voids, tax and mortgage interest.
Planning and development
Conservation area
not in one (postcode check)
Article 4 direction
none recorded
Brownfield sites in the neighbourhood
4 sites, about 60 homes planned
This home extended?
no extension seen on its energy certificates
Extensions on the street
2 other homes on Campbell Road (within 250 m) extended, most recently 2024
Company landlords
6.4% of homes in the neighbourhood are owned by companies (HM Land Registry, Oct 2026)
New homes completed 2021–2025
472 in the neighbourhood
Questions to raise
Generated from the facts above, as prompts for your solicitor, surveyor or the agent. Not legal advice.
LeaseholdAsk for the years left on the lease (under about 85 is a warning sign for lenders), the ground rent and how it rises, service charges for the last three years, any planned major works, and who the freeholder and managing agent are.
Flat in a blockAsk about the building's fire safety and cladding (an EWS1 form if the block is 11 m or taller), the reserve fund, and any restrictions on subletting, pets or alterations.
No energy certificate matchedWe couldn't match one by address. The seller must provide a valid EPC; ask for it early.
Estimate is far from the last saleA lot has changed since it last sold, or the home has been extended or renovated. Rely on comparable recent sales and the survey.
For every purchaseCommission a survey suited to the home's age and condition, check the title plan matches what you see on the ground (boundaries, access, parking), and ask about disputes with neighbours, rights of way and shared drives.