7 13, First Third Floor Flat, Cotton S Gardens, Hackney, London, E2 8DN
About 7 13
7 13 is a mid-terrace house in Hackney, London, London (E2 8DN). It has a recorded floor area of 97 m² (around 1044 sq ft) and construction records dating it to before 1900. At 97 m² this is the largest unit on EPC record across 7 13 (84–97 m²). On EPC score it ranks last in the building (70 versus a best of 74). The latest certificate (November 2019) shows a C (score 70). When first surveyed in November 2009 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency dropped from Good to Very Poor. The recommended improvements would push it to B (score 83).
At 97 m² it's 28.5% larger than the typical home in the postcode (76 m² median across 14 EPCs).
Know exactly what you're buying at 7 13
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Planning history
7 13 has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
7 13 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£743,000
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 7 13, 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
On floor area, 7 13 stands well clear of the street.
EPC Rating
70 (C)
Street avg 73 (C)
Floor Area
97 m²
Street avg 72 m²
CO₂ Emissions
2.9 t/year
Street avg 2.1 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
Similar properties nearby
134c, Flat 4, Kingsland Road
E2 8DY
134d, Flat 3, Kingsland Road
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134f, Flat 2, Kingsland Road
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134g, Flat 1, Kingsland Road
E2 8DY
134g, Flat 2, Kingsland Road
E2 8DY
134g, Flat 3, Kingsland Road
E2 8DY
134f, Flat 1, Kingsland Road
E2 8DY
134d, Flat 2, Kingsland Road
E2 8DY
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