Model valuation£417,0008 Busby Close
Local market context
88 Shadwell Gardens, Tower Hamlets, London, E1 2QJ
Estimated value
£195,000
- Against E1 2QJ's recent median (£280,000)-30%
Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 00
Habitable rooms
1
From EPC
Floor area
32 m²
344 sq ft
Energy rating
C
Score 70
Council tax
Band A
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
£195,000
- Against E1 2QJ's recent median (£280,000)-30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 88 Shadwell Gardens is modelled from its 32 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in E1 2QJ. 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
32 m² from the EPC lodged in April 2025
Sales of this home
No sale recorded since 1995
Recent sales in E1 2QJ
5 sales, median £280,000 (2021–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2021 | 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.
88 Shadwell Gardens has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in E1 2QJ: £280,000 (2021–2015).
Nearby sales in E1 2QJ
108 Shadwell Gardens, Tower Hamlets, London, E1 2QJ
Sold Jul 2021
£330,00092 Shadwell Gardens, Tower Hamlets, London, E1 2QJ
Sold Apr 2017
£145,00096 Shadwell Gardens, Tower Hamlets, London, E1 2QJ
Sold Mar 2016
£250,000115 Shadwell Gardens, Tower Hamlets, London, E1 2QJ
Sold Feb 2016
£280,000114 Shadwell Gardens, Tower Hamlets, London, E1 2QJ
Sold Dec 2015
£350,000
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 88 Shadwell Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
88 Shadwell Gardens is a mid-terrace house in Tower Hamlets, London, London (E1 2QJ). It has a recorded floor area of 32 m² (around 344 sq ft), construction records dating it to 1930-1949 and council tax band A. At 32 m² this is the 3rd smallest of 27 units on EPC record in the building, where floor areas span 29–72 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (April 2025) shows a C (score 70). The rating has held steady at C across 2 certificates since May 2012.
At 32 m² it sits well below the postcode median (54 m² across 26 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 88 Shadwell Gardens
The true value, the hidden risks and the full sale history, in one report.
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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.
88 Shadwell Gardens's carbon output is low for the local stock.
Current Certificate(1 of 2)
Apr 2025
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.4 t/year
Occupancy
Rented
Certificate validity
Valid until 16 April 2035
Property Improvements
Changes detected from historical EPC data
Apr 2025from May 2012
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
75%100%
More low energy lighting installed
Planning history
Applications and permits filed against 88 Shadwell Gardens, Tower Hamlets, London, E1 2QJ, sourced from the PlanIt planning register.
88 Shadwell Gardens has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Shadwell Gardens homes
Four headline reads against 25 similar flats on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 88 Shadwell Gardens runs well behind the street norm.
EPC Rating
70 (C)
Street avg 71 (C)
Floor Area
32 m²
Street avg 53 m²
CO₂ Emissions
1.4 t/year
Street avg 1.8 t/year
Habitable Rooms
1 rooms
Street avg 3 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
Shadwell DLR — tram stop.
Closest school
0.1 km
Blue Gate Fields Junior School. 111 schools nearby.
Nearest schools
- Blue Gate Fields Junior SchoolPrimary74m
- Blue Gate Fields Infants' SchoolPrimary74m
- St Mary and St Michael Primary SchoolPrimary296m
- Bishop Challoner Catholic SchoolSecondary329m
Nearest stops
- Shadwell DLRTram stop54m
- Shadwell DLRBus stop80m
- King David LaneBus stop126m
- Shadwell DLR StationSubway entrance140m
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 2QJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.6dB
Night-time· 23:00 – 07:00
47.9dB
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
Early 20th centuryGround Floor FlatEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£296k
1 Hainton Close, Tower Hamlets
E1 2QZ
£344k
10 Shadwell Gardens, Tower Hamlets
E1 2QG
2 bed
£375k
1 Morton Close, Tower Hamlets
E1 2QT
£390k
10 Clark Street, Tower Hamlets
E1 2HD
3 bed1 bath
£391k
10 Morton Close, Tower Hamlets
E1 2QT
1 bed1 bath
£409k
10 Chapman Street, Tower Hamlets
E1 2NN
4 bed1 bath
£426k
1 Shadwell Gardens, Tower Hamlets
E1 2QG
£434k
1 Jane Street, Tower Hamlets
E1 2EX
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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 88 Shadwell Gardens is modelled from its 32 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in E1 2QJ. 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. No sale is recorded for 88 Shadwell Gardens, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 88 Shadwell Gardens was lodged in April 2025 at band C and is valid until April 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 88 Shadwell Gardens. 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 111 schools and 30 stops listed are measured in a straight line from E1 2QJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 88 Shadwell Gardens is in council tax band A. 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 88 Shadwell Gardens, Tower Hamlets, London, E1 2QJ. Each answer is also embedded as structured data for search engines.
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