Model valuation£417,0008 Busby Close
Local market context
22a, Bacon Street, Tower Hamlets, London, E1 6LF
Estimated value
£393,000
- Against E1 6LF's recent median (£600,000)-34%
Newest record on this page: March 2026. 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
3
From EPC
Floor area
28 m²
301 sq ft
Energy rating
C
Score 69
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
£393,000
- Against E1 6LF's recent median (£600,000)-34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22a is modelled from its 28 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in E1 6LF. 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
28 m² from the EPC lodged in April 2024
Sales of this home
No sale recorded since 1995
Recent sales in E1 6LF
5 sales, median £600,000 (2026–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
22a 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 6LF: £600,000 (2026–2020).
Nearby sales in E1 6LF
Apex House, Flat 2, 17 Bacon Street, Tower Hamlets, London, E1 6LF
Sold Mar 2026
£695,000Apex House, Flat 6, 17 Bacon Street, Tower Hamlets, London, E1 6LF
Sold Nov 2022
£725,000Plasma Court, Flat 401, 6 Bacon Street, Tower Hamlets, London, E1 6LF
Sold Aug 2022
£562,000Plasma Court, Flat 402, 6 Bacon Street, Tower Hamlets, London, E1 6LF
Sold Jun 2022
£187,500Apex House, Flat 4, 17 Bacon Street, Tower Hamlets, London, E1 6LF
Sold Sept 2020
£600,000
What this page doesn't show
1 potential issue has already been flagged for 22a, Bacon Street, Tower Hamlets, London, E1 6LF. The detail, evidence and what to ask about it are in the Risks 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 22a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22a is an end-of-terrace house in Tower Hamlets, London, London (E1 6LF). It has a recorded floor area of 28 m² (around 301 sq ft) and construction records dating it to 1930-1949. At 28 m² this is the smallest unit on EPC record across the building (28–129 m²). The building's EPC ratings span E to B across 39 units on file. The latest certificate (April 2024) shows a C (score 69), just inside the C band. The rating has held steady at C across 3 certificates since April 2024. Between certificates, wall efficiency dropped from Good to Poor.
At 28 m² it sits well below the postcode median (84 m² across 38 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs).
Before you decide
Everything you need to know about 22a
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
22a's carbon output is low for the local stock.
Current Certificate(1 of 3)
Apr 2024
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 April 2034
Property Improvements
Changes detected from historical EPC data
Apr 2024from Apr 2024
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against 22a, Bacon Street, Tower Hamlets, London, E1 6LF, sourced from the PlanIt planning register.
22a has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Bacon Street homes
Four headline reads against 38 similar flats on this street, drawn from the latest EPC and Land Registry data.
22a is notably below the street on floor area.
EPC Rating
69 (C)
Street avg 81 (C)
Floor Area
28 m²
Street avg 82 m²
CO₂ Emissions
1.4 t/year
Street avg 1.3 t/year
Habitable Rooms
3 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
Brick Lane — bus stop.
Closest school
0.3 km
William Davis Primary School. 104 schools nearby.
Nearest schools
- William Davis Primary SchoolPrimary339m
- Virginia Primary SchoolPrimary343m
- Mulberry Academy ShoreditchSecondary402m
- St Anne's and Guardian Angels Catholic Primary SchoolPrimary438m
Nearest stops
- Brick LaneBus stop58m
- Shoreditch High Street Rail StationRailway station233m
- Bethnal Grn Rd / Shoreditch High StBus stop310m
- Shoreditch High St / Bethnal Green RoadBus stop363m
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 6LF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
58.9dB
Night-time· 23:00 – 07:00
49.4dB
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 century2nd 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 £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£410k
1 Flower & Dean Walk, Tower Hamlets
E1 6QT
£417k
10 Brick Lane, Tower Hamlets
E1 6RF
£421k
1 Pecks Yard, Hanbury Street, Tower Hamlets
E1 6QS
£360k
10 Flower & Dean Walk, Tower Hamlets
E1 6QT
£355k
1 Norton Folgate Almshouses, Puma Court, Tower Hamlets
E1 6QQ
£580k
10 Nathaniel Close, Tower Hamlets
E1 6TB
£874k
1 Bacon Street, Tower Hamlets
E1 6LF
£1m
10 Hanbury Street, Tower Hamlets
E1 6QR
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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 22a is modelled from its 28 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in E1 6LF. 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 22a, 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 22a was lodged in April 2024 at band C and is valid until April 2034. 3 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 22a. 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 104 schools and 30 stops listed are measured in a straight line from E1 6LF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 22a, Bacon Street, Tower Hamlets, London, E1 6LF. Each answer is also embedded as structured data for search engines.
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- Every home in E1 6LFSold prices, values and energy ratings for the postcode
- E 1 property marketPrices, postcodes, schools and transport across the district
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