Model valuation£417,0008 Busby Close
Local market context
23c, New Road, Tower Hamlets, London, E1 1HE
3 sales on record
Estimated value
£490,000
- Since the 2021 sale (£460,000)+7%
- Against E1 1HE's recent median (£735,000)-33%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 02
Habitable rooms
2
From EPC
Floor area
54 m²
581 sq ft
Energy rating
C
Score 69
Council tax
Band C
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£490,000
- Against its 2021 sale (£460,000)+7%
- Against E1 1HE's recent median (£735,000)-33%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23c is modelled from its 54 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in E1 1HE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
54 m² from the EPC lodged in December 2025
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in E1 1HE
5 sales, median £735,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
23c has more than doubled in price since the earliest registered sale in 2001.
Sales timeline
3 February 2021Most recent
£460,000
-4.2%over 4 years30 August 2016
£480,000
+174.3%over 15 years7 June 2001
£175,000
Median price across the last 5 sales in E1 1HE: £735,000 (2024–2022).
Nearby sales in E1 1HE
27 New Road, Tower Hamlets, London, E1 1HE
Sold Jul 2024
£1,250,00015a, New Road, Tower Hamlets, London, E1 1HE
Sold Sept 2023
£735,00023b, New Road, Tower Hamlets, London, E1 1HE
Sold Feb 2022
£550,000Flat 3, 17 New Road, London, E1 1HE
Sold Jan 2022
£520,00033 New Road, Tower Hamlets, London, E1 1HE
Sold Jan 2022
£2,550,000
What this page doesn't show
2 potential issues have already been flagged for 23c, New Road, Tower Hamlets, London, E1 1HE. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 23c
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23c is a mid-terrace house in Tower Hamlets, London, London (E1 1HE). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to before 1900 and council tax band C. At 54 m² this is the 5th smallest of 16 units on EPC record in the building, where floor areas span 35–269 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (December 2025) shows a C (score 69), just inside the C band. When first surveyed in December 2015 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average.
Across 2001–2021, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£791/sq ft) was about 68.4% above the typical sold price in the postcode. At 54 m² it's 21.7% smaller than the typical home in the postcode (69 m² median across 25 EPCs). Most recent transfer: February 2021 at £460,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 23c
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Dec 2025
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.0 t/year
Occupancy
Rented
Certificate validity
Valid until 16 December 2035
Property Improvements
Changes detected from historical EPC data
Dec 2025from Dec 2015
EPC improved fromD68toC69
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 23c, New Road, Tower Hamlets, London, E1 1HE, sourced from the PlanIt planning register.
23c has no planning applications on record.
8
But the area is active
8 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other New Road homes
Four headline reads against 18 similar flats on this street, drawn from the latest EPC and Land Registry data.
23c outperforms the street on price per m² by a wide margin.
Price per m²
£8,519
Street avg £6,411
Floor Area
54 m²
Street avg 57 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.0 t/year
Street avg 2.2 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Rail-style transport is unusually close for this postcode.
Crime
949/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
New Road (E1) — bus stop.
Closest school
0.1 km
Wapping High School. 115 schools nearby.
Nearest schools
- Wapping High SchoolSecondary99m
- London Enterprise AcademySecondary167m
- Kobi Nazrul Primary SchoolPrimary195m
- Mulberry School for GirlsSecondary224m
Nearest stops
- New Road (E1)Bus stop72m
- Commercial RoadBus stop142m
- Henriques StreetBus stop223m
- Royal London HospitalBus stop237m
Most reported crime locally
- Violence & Sexual Offences4,314 reports24%
- Anti-social Behaviour3,926 reports22%
- Other Theft1,664 reports9%
- Theft from Person1,458 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around E1 1HE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
58.7dB
Night-time· 23:00 – 07:00
48.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-era2nd Floor FlatEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£472k
1 Fordham Street, Tower Hamlets
E1 1HS
3 bed2 bath
£450k
1 Albion Yard, Whitechapel Road, Tower Hamlets
E1 1BW
£425k
1 Mitali Passage, Tower Hamlets
E1 1LR
£409k
1 Riga Mews, Tower Hamlets
E1 1LL
£596k
10 Albion Yard, Whitechapel Road, Tower Hamlets
E1 1BW
2 bed1 bath
£650k
1 East Mount Street, Tower Hamlets
E1 1BA
£732k
10 Langdale Street, Tower Hamlets
E1 1QW
£801k
1 Wicker Street, Tower Hamlets
E1 1QF
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 23c is modelled from its 54 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in E1 1HE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for 23c. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 23c was lodged in December 2025 at band C and is valid until December 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 23c. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 19 months, which places each incident at an approximate point. The 115 schools and 30 stops listed are measured in a straight line from E1 1HE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23c is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 23c, New Road, Tower Hamlets, London, E1 1HE. Each answer is also embedded as structured data for search engines.
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- Every home in E1 1HESold prices, values and energy ratings for the postcode
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- 23c, New Road, Tower Hamlets, London valuationHow the estimate is built and what moves it
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