25 Lacewing Close
E13 8AD
- Flat
- Leasehold
- 2 bedrooms (estimate)
- 797 sq ft
- EPC C
What comparable sales show
Fair match£357,000
Range £296,000 to £417,000 · £448 per sq ft
Since last sale
+£47,000
+15.2% since Jun 2024, +6.1% a year
Rank in E13 8AD
4th of 12
Postcode average £295,250
From completed sales of similar homes nearby, adjusted for floor area. It cannot see condition, layout or recent work, so it is not a valuation.
In short
25 Lacewing Close is a 2 bedroom leasehold flat in E13 of about 797 sq ft.
Comparable completed sales nearby put it at £296,000 to £417,000, about £357,000 in the middle.
That makes it the 4th highest of the 12 homes we can compare in E13 8AD, where the middle figure averages £295,250.
It last sold for £310,000 in June 2024; comparable sales suggest it has gained about £47,000 since, roughly +6.1% a year.
Across Newham, average prices fell 4.7% in the year to August 2026.
Where in the range would yours sell?
Condition and improvements usually decide it, and only someone who sees the home can say.
Lower end
£296,000
Middle
£357,000
Upper end
£417,000
Done work since the records were made? Claim your home and tell us, or ask local agents where yours sits.
Sale history
Every sale of this home registered with HM Land Registry since 1995
| Sold | Price paid | Change | A year |
|---|---|---|---|
| June 2024 | £310,000 | First sale | – |
Homes in E13 8AD
Ranked by what comparable sales show. Choose one to see its page.
- 13 Lacewing CloseTerracedSold Aug 2020 for £432k£467,000#1
- 17 Lacewing CloseTerracedSold Jan 2022 for £440k£445,000#2
- 11 Lacewing CloseFlat · 2 bed · 797 sq ftSold Nov 2024 for £336k£357,000#3
- 25 Lacewing Close (this home)Flat · 2 bed · 797 sq ftSold Jun 2024 for £310k£357,000#4
- 21 Lacewing CloseFlat · 2 bed · 710 sq ftSold Nov 2024 for £335k£335,000#5
- 5 Lacewing CloseFlat · 2 bed · 700 sq ftSold Nov 2024 for £126k£332,000#6
- 19 Lacewing CloseFlatSold Nov 2018 for £317k£304,000#7
- 30 Lacewing CloseFlatSold Mar 2023 for £320k£289,000#8
- 1 Lacewing CloseFlatSold Aug 2024 for £311k£274,000#9
- 24 Lacewing CloseFlatSold Mar 2021 for £165k£146,000#10
- 29 Lacewing CloseFlatSold May 2024 for £160k£140,000#11
- 12 Lacewing CloseFlatSold Oct 2019 for £104k£97,000#12
- 2 Lacewing Close–
- 4 Lacewing Close–
- 8 Lacewing Close–
- 9 Lacewing Close–
- 10 Lacewing Close–
- 14 Lacewing Close–
- 15 Lacewing Close–
- 22 Lacewing Close–
- 26 Lacewing Close–
- 28 Lacewing Close–
The completed sales behind the figure
Similar homes nearby, registered with HM Land Registry. Choose one to see its page.
| Home | Price | Sold | Size | Per sq ft | Away |
|---|---|---|---|---|---|
| 11 Lacewing CloseE13 8AD · Flat | £336,000 | Nov 2024 | 797 sq ft | £422 | < 0.1 mi |
| 21 Lacewing CloseE13 8AD · Flat | £335,000 | Nov 2024 | 710 sq ft | £472 | < 0.1 mi |
| Flat 6A, Darwin Court Balaam StreetE13 8RB · Flat | £415,000 | Jun 2025 | 764 sq ft | £543 | 0.1 mi |
| 5 Lacewing CloseE13 8AD · Flat | £126,000 | Nov 2024 | 700 sq ft | £180 | < 0.1 mi |
| Flat 3, Darwin Court Balaam StreetE13 8RB · Flat | £260,000 | May 2026 | 560 sq ft | £465 | 0.1 mi |
| Flat 25, Darwin Court Balaam StreetE13 8RB · Flat | £365,000 | Jun 2025 | 667 sq ft | £547 | 0.1 mi |
| 471A Barking RoadE13 8PS · Flat | £250,000 | Aug 2025 | 689 sq ft | £363 | 0.2 mi |
| Flat 18A, Darwin Court Balaam StreetE13 8RB · Flat | £345,000 | Jun 2025 | 603 sq ft | £572 | 0.1 mi |
| Flat 26, Darwin Court Balaam StreetE13 8RB · Flat | £345,000 | Jun 2025 | 603 sq ft | £572 | 0.1 mi |
| Flat 12A, Darwin Court Balaam StreetE13 8RB · Flat | £530,000 | Jun 2025 | 1,119 sq ft | £473 | 0.1 mi |
| 69 Turnstone CloseE13 0HW · Flat | £300,000 | May 2025 | 560 sq ft | £536 | 0.2 mi |
| 13A Balaam StreetE13 8EB · Flat | £127,000 | Mar 2025 | 592 sq ft | £215 | 0.2 mi |
What buyers have paid in E13
Completed sales in the last 12 months, against the 12 months before
| Type | Sales | Average price | Average size | Per sq ft | On the year |
|---|---|---|---|---|---|
| All homes | 183 | £400,279 | 876 sq ft | £459 | −0.8% |
| Flats | 61 | £309,433 | 634 sq ft | £445 | +6.4% |
| Terraced | 110 | £439,592 | 955 sq ft | £462 | +1.8% |
| Semi-detached | 5 | £408,900 | 856 sq ft | £493 | −22.1% |
| Detached | 2 | £600,000 | – | – | – |
Contains HM Land Registry data © Crown copyright and database right 2026. Licensed under the Open Government Licence v3.0.
Energy performance data © Crown copyright. Licensed under the Open Government Licence v3.0.
Floor area and energy rating from the energy certificate of August 2020.
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