14 Cotton S Gardens, Hackney, London, E2 8DN
About 14 Cotton S Gardens
14 Cotton S Gardens is a mid-terrace house in Hackney, London, London (E2 8DN). It has a recorded floor area of 45 m² (around 484 sq ft) and construction records dating it to 1900-1929. At 45 m² this is the 2nd smallest of 7 units on EPC record in the building, where floor areas span 43–238 m². The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (74 versus a worst of 64). The latest certificate (September 2019) shows a C (score 74). Earlier certificates rated it B (December 2009); the latest reading is one band lower. Between certificates, lighting went from Poor to Very Good; while wall efficiency dropped from Good to Poor and window efficiency dropped from Good to Average.
At 45 m² it sits well below the postcode median (84 m² across 14 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 14 Cotton S Gardens
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
14 Cotton S Gardens's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Windows upgraded, improving insulation
Wall insulation improved
Planning history
14 Cotton S Gardens has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
14 Cotton S Gardens has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£445,000
Modelled from EPC, postcode comparables.
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 E2 8DN: £700,000 (2024–2007).
Nearby sales in E2 8DN
15 Cotton S Gardens, Hackney, London, E2 8DN
Sold Mar 2024
£700,00016 Cotton S Gardens, Hackney, London, E2 8DN
Sold Feb 2024
£1,350,000Ground Floor, 15 Cotton S Gardens, London, E2 8DN
Sold Jan 2024
£645,0007 13, Second Floor Flat, Cotton S Gardens, London, E2 8DN
Sold Jul 2023
£937,0007 13, Third Floor Flat, Cotton S Gardens, London, E2 8DN
Sold Apr 2007
£485,000
Everything we know about 14 Cotton S Gardens, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Cotton S Gardens homes
CO₂ Emissions for 14 Cotton S Gardens runs comfortably ahead of the street norm.
EPC Rating
74 (C)
Street avg 73 (C)
Floor Area
45 m²
Street avg 76 m²
CO₂ Emissions
1.4 t/year
Street avg 2.2 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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1 Laburnum Lane, Hackney
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1 Cassia Building, Gorsuch Place, Hackney
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
11/mo
Falling year-on-year across the wider district.
Nearest stop
0.0 km
Waterson Street — bus stop.
Closest school
0.2 km
St Monica's Catholic Primary School. 111 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
59.3dB
Night-time· 23:00 – 07:00
49.6dB