Model valuation£417,0008 Busby Close
Local market context
20 Forbes Street, Tower Hamlets, London, E1 1PF
3 sales on record3 planning records
Estimated value
£921,000
- Since the 2023 sale (£800,000)+15%
- Against E1 1PF's recent median (£175,000)+426%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
5
From EPC
Floor area
136 m²
1464 sq ft
Energy rating
D
Score 60
Council tax
Band E
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
£921,000
- Against its 2023 sale (£800,000)+15%
- Against E1 1PF's recent median (£175,000)+426%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Forbes Street is modelled from its 136 m² EPC floor area, its 3 recorded sales 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
136 m² from the EPC lodged in January 2026
Sales of this home
3 sales recorded, the latest in 2023
Recent sales in E1 1PF
3 sales, median £175,000 (2011–2004)
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 of 3 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.
Sale price has grown by over 3x since 2003.
Sales timeline
18 December 2023Most recent
£800,000
-3.1%over 7 years12 February 2016
£825,837
+237.1%over 12 years29 July 2003
£245,000
Median price across the last 3 sales in E1 1PF: £175,000 (2011–2004).
What this page doesn't show
2 potential issues have already been flagged for 20 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 20 Forbes Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Forbes Street is an end-of-terrace house in Tower Hamlets, London, London (E1 1PF). It has a recorded floor area of 136 m² (around 1464 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (January 2026) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2015. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 74). Main heating runs on electricity.
At 136 m² the property is well over the postcode median (53 m² across 3 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2003–2023, sale prices on this property compounded at 6% per year. Today's modelled estimate of £921,000 is 15.1% above the 2023 sale price. Most recent transfer: December 2023 at £800,000.
Before you decide
Everything you need to know about 20 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.
20 Forbes Street's carbon output is low for the local stock.
Current Certificate(1 of 2)
Jan 2026
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
1.2 t/year
Occupancy
—
Certificate validity
Valid until 16 January 2036
Property Improvements
Changes detected from historical EPC data
Jan 2026from Nov 2015
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsFull Control
Heating controls upgraded for better temperature management
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Windows
Full DoubleTriple
Windows upgraded to triple glazing
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 20 Forbes Street, Tower Hamlets, London, E1 1PF, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
3 applications on record at 20 Forbes Street, Tower Hamlets, London, E1 1PF
3decisions3extensions56documents8nearby
- Apr 2024ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Notification for Prior Approval under Schedule 2, Part 1, Class A of the Town and Country Planning (General Permitted Development Order) 2015 for single storey rear extension, 6m beyond the rear wall of the house, with max height of 3m and eaves height of 3m
- Documents
- 15 docs on file
- Reference
- PA/24/00443/NC
- More recent applications — locked
- ExtensionOct 2024Decision
- Loft ConversionAug 2024Decision
Unlock 20 Forbes Street, Tower Hamlets, London, E1 1PF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 8 notable nearby
- The 56 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
Level 3 Building Survey
Late 20th centuryEnd-Terrace HouseEPC DExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, 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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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 20 Forbes Street is modelled from its 136 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 20 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 20 Forbes Street was lodged in January 2026 at band D and is valid until January 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 20 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
- 20 Forbes Street 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 20 Forbes Street, Tower Hamlets, London, E1 1PF. Each answer is also embedded as structured data for search engines.
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