Model valuation£417,0008 Busby Close
Local market context
35 New Road, Tower Hamlets, London, E1 1HE
2 planning records
Estimated value
£915,000
- Since the 2021 sale (£806,000)+14%
- Against E1 1HE's recent median (£735,000)+24%
Newest record on this page: July 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
8
From EPC
Floor area
158 m²
1701 sq ft
Energy rating
C
Score 69
Council tax
Band E
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
£915,000
- Against its 2021 sale (£806,000)+14%
- Against E1 1HE's recent median (£735,000)+24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 New Road is modelled from its 158 m² EPC floor area, its 1 recorded sale 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
158 m² from the EPC lodged in May 2023
Sales of this home
1 sale 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 | 1 of 2 applications | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
8 April 2021Most recent
£806,000
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 35 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
One time fee only - money back guarantee
About 35 New Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 New Road is a mid-terrace house in Tower Hamlets, London, London (E1 1HE). It has a recorded floor area of 158 m² (around 1701 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (May 2023) shows a C (score 69), just inside the C band. When first surveyed in September 2014 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good and lighting went from Good to Very Good. The recommended improvements would push it to B (score 87).
At 158 m² the property is well over the postcode median (65 m² across 25 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include HMO conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £915,000 is 13.5% above the 2021 sale price. Sold April 2021 for £806,000. 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 35 New Road
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)
May 2023
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
4.8 t/year
Occupancy
Rented
Certificate validity
Valid until 15 May 2033
Property Improvements
Changes detected from historical EPC data
May 2023from Sept 2014
EPC improved fromD56toC69
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
53%100%
More low energy lighting installed
Planning history
Applications and permits filed against 35 New Road, Tower Hamlets, London, E1 1HE, sourced from the PlanIt planning register.
A HMO conversion application was refused at 35 New Road in 2022.
2 applications on record at 35 New Road, Tower Hamlets, London, E1 1HE
2decisions24documents8nearby
Flagged:RetrospectiveHMO conversion
- Jan 2022HMOAmendmentOutcome in report
Application for certificate of lawfulness in respect of existing small HMO (C4).
- Documents
- 11 docs on file
- Reference
- PA/21/02507/NC
- More recent applications — locked
- HMOJun 2022Decision
Unlock 35 New Road, Tower Hamlets, London, E1 1HE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 8 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other New Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 35 New Road runs comfortably ahead of the street norm.
EPC Rating
69 (C)
Street avg 63 (D)
Floor Area
158 m²
Street avg 167 m²
CO₂ Emissions
4.8 t/year
Street avg 6.4 t/year
Habitable Rooms
8 rooms
Street avg 7 rooms
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-eraMid-Terrace HouseEPC 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 £1,495 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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3 bed3 bath
£953k
10 Fairclough Street, Tower Hamlets
E1 1PR
£801k
1 Wicker Street, Tower Hamlets
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£732k
10 Langdale Street, Tower Hamlets
E1 1QW
£650k
1 East Mount Street, Tower Hamlets
E1 1BA
£596k
10 Albion Yard, Whitechapel Road, Tower Hamlets
E1 1BW
2 bed1 bath
£472k
1 Fordham Street, Tower Hamlets
E1 1HS
3 bed2 bath
£450k
1 Albion Yard, Whitechapel Road, Tower Hamlets
E1 1BW
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Start your researchHow to read this page
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 35 New Road is modelled from its 158 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 35 New Road. 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 35 New Road was lodged in May 2023 at band C and is valid until May 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 35 New Road. 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
- 35 New Road is in council tax band E. 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 35 New Road, Tower Hamlets, London, E1 1HE. Each answer is also embedded as structured data for search engines.
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