Ground Floor, 15 Cotton S Gardens, London, E2 8DN
About Ground Floor
Ground Floor is an end-of-terrace house in London (E2 8DN). It has a recorded floor area of 44 m² (around 474 sq ft) and construction records dating it to before 1900. The latest certificate (March 2020) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2012. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Good to Very Good and lighting went from Very Poor to Very Good; while window efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 74).
At 44 m² it sits well below the postcode median (84 m² across 14 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). 6 planning records sit against the property, 3 approved, 3 refused. Past consents include an extension and change of use to residential, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£1,362/sq ft) was about 334.8% above the typical sold price in the postcode. Sold January 2024 for £645,000.
Know exactly what you're buying at Ground Floor
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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
Hot water efficiency improved
Wall insulation improved
More low energy lighting installed
Planning history
A change of use to residential application was refused at Ground Floor in 2023.
- Aug 2023AmendmentIn report
Certificate of lawful development (existing) for the use of part of the ground floor as a live/ work unit.
Retrospective- Reference
- 2023/1889
- Jul 2023Change of UseOutlineIn report
Prior Approval (Class MA) for a change of use from office (Class E) to 1 bedroom residential unit (Class C3).
- Documents
- 7 docs on file
- Reference
- 2023/1050
We flagged 1 thing worth checking at Ground Floor
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- A planning decision worth checking
30-day money-back guarantee
Sales history & valuation
£668,000
Modelled from EPC, postcode comparables.
£645,000
Recorded with HM Land Registry.
Sales timeline
15 January 2024Most recent
£645,000
Median price across the last 5 sales in E2 8DN: £730,000 (2024–2004).
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
£1,350,0007 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 Ground Floor, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- A planning decision worth checking
Versus other Cotton S Gardens homes
Ground Floor outperforms the street on price per m² by a wide margin.
Price per m²
£14,659
Street avg £5,279
Floor Area
44 m²
Street avg 77 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.9 t/year
Street avg 2.2 t/year
Similar properties nearby
1 Rosewood Building, Cremer Street, Hackney
E2 8GX
1 Gloucester Square, Hackney
E2 8RS
1 Glassworks Studios, Basing Place, Hackney
E2 8AB
1 Nursery Lane, Hackney
E2 8BT
1 Hebden Street, Hackney
E2 8FZ
1 Appleby Street, Hackney
E2 8ES
1 Sovereign Mews, Pearson Street, Hackney
E2 8ER
1 Canal Path, Hackney
E2 8BS
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