15 Cotton S Gardens, Hackney, London, E2 8DN
About 15 Cotton S Gardens
15 Cotton S Gardens is an end-of-terrace house in Hackney, London, London (E2 8DN). It has a recorded floor area of 238 m² (around 2562 sq ft) and construction records dating it to 1900-1929. The latest certificate (January 2026) shows a C (score 69), just inside the C band. When first surveyed in September 2012 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Average to Very Poor. The recommended improvements would push it to B (score 83). This certificate was lodged in the last six months, so the rating reflects current condition.
At 238 m² the property is well over the postcode median (76 m² across 14 EPCs), placing it in the larger end of the local stock. On a £-per-square-foot basis, the last sale (£273/sq ft) was about 38.6% below the postcode norm. Sold March 2024 for £700,000. One historical planning record sits against the property in 2005.
Know exactly what you're buying at 15 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
15 Cotton S Gardens's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency improved
Wall insulation improved
More low energy lighting installed
Hot water efficiency decreased
Single glazing replaced with double or better glazing
Planning history
- Mar 2005AmendmentIn report
Certificate of lawfulness for existing use as a live/work unit.
- Reference
- 2005/0577
What's in 15 Cotton S Gardens, Hackney, London, E2 8DN's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
£750,000
Modelled from EPC, postcode comparables.
£700,000
Recorded with HM Land Registry.
Sales timeline
19 March 2024Most recent
£700,000
Median price across the last 5 sales in E2 8DN: £730,000 (2024–2004).
Nearby sales in E2 8DN
16 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
£485,00010 Cotton S Gardens, Hackney, London, E2 8DN
Sold Mar 2004
£730,000
Everything we know about 15 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?
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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