Model valuation£417,0008 Busby Close
Local market context
12 Forbes Street, Tower Hamlets, London, E1 1PF
1 planning record
Estimated value
£332,000
- Since the 2011 sale (£175,000)+90%
- Against E1 1PF's recent median (£245,000)+36%
Newest record on this page: December 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 02
Habitable rooms
2
From EPC
Floor area
51 m²
549 sq ft
Energy rating
D
Score 61
Council tax
Band C
Tenure
Owner Occupied
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
£332,000
- Against its 2011 sale (£175,000)+90%
- Against E1 1PF's recent median (£245,000)+36%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Forbes Street is modelled from its 51 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in E1 1PF. 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
51 m² from the EPC lodged in November 2021
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in E1 1PF
5 sales, median £245,000 (2023–2003)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
12 Forbes Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
10 July 2011Most recent
£175,000
Median price across the last 5 sales in E1 1PF: £245,000 (2023–2003).
What this page doesn't show
2 potential issues have already been flagged for 12 Forbes Street, Tower Hamlets, London, E1 1PF. 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 12 Forbes Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Forbes Street is an end-of-terrace house in Tower Hamlets, London, London (E1 1PF). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1976-1982 and council tax band C. At 51 m² this is the smallest unit on EPC record across the building (51–136 m²). The latest certificate (November 2021) shows a D (score 61), on the cusp of jumping into the C band. Earlier certificates rated it C (August 2010); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Good and lighting went from Good to Very Good; while wall efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Very Poor.
It hasn't traded since July 2011, a hold of 15 years that's notably long for the area. Today's modelled estimate of £332,000 sits 89.7% above the 2011 sale of £175,000. On a £-per-square-foot basis, the last sale (£319/sq ft) was about 41.7% below the postcode norm. One planning record on file: new windows approved in 2017. Past consents include new windows, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 12 Forbes Street
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)
Nov 2021
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
—
Main Fuel
Gas
Hot Water
Very Poor
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 November 2031
Property Improvements
Changes detected from historical EPC data
Nov 2021from Aug 2010
EPC improved fromC71toD61
Main Fuel
GasCommunity
Changed to a more efficient fuel source
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
Main SystemImmersion
Hot water system changed
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Forbes Street, Tower Hamlets, London, E1 1PF, sourced from the PlanIt planning register.
1 application on record at 12 Forbes Street, Tower Hamlets, London, E1 1PF
1decisions10documents8nearby
- Nov 2017RenovationFullOutcome in report
Replacement of existing timber windows & rear doors with upvc double glazed units.
New Windows- Documents
- 10 docs on file
- Reference
- PA/17/02490/NC
Unlock 12 Forbes Street, Tower Hamlets, London, E1 1PF's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 8 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.3 km
Henriques Street — bus stop.
Closest school
0.2 km
Harry Gosling Primary School. 110 schools nearby.
Nearest schools
- Harry Gosling Primary SchoolPrimary155m
- St Paul's Whitechapel Church of England Primary SchoolPrimary252m
- London Enterprise AcademySecondary327m
- Mulberry Academy London DockSecondary368m
Nearest stops
- Henriques StreetBus stop276m
- Henriques StreetBus stop291m
- Wellclose StreetBus stop356m
- Chapman StreetBus stop364m
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 1PF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
60.6dB
Night-time· 23:00 – 07:00
51.1dB
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
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Late 20th century2nd Floor FlatEPC D
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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 12 Forbes Street is modelled from its 51 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in E1 1PF. 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 12 Forbes Street. 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 12 Forbes Street was lodged in November 2021 at band D and is valid until November 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12 Forbes Street. 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 110 schools and 30 stops listed are measured in a straight line from E1 1PF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Forbes Street 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 12 Forbes Street, Tower Hamlets, London, E1 1PF. Each answer is also embedded as structured data for search engines.
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- Every home in E1 1PFSold prices, values and energy ratings for the postcode
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