12 Moye Close, Hackney, London, E2 8QN
About 12 Moye Close
12 Moye Close is a three-bedroom mid-terrace house in Hackney, London, London (E2 8QN). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (July 2016) shows a C (score 77), near the top of the C band. When first surveyed in February 2015 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Average to Good and window efficiency went from Poor to Average. The recommended improvements would push it to B (score 86). The home occupies a cul-de-sac position.
It hasn't traded since November 2001, a hold of 25 years that's notably long for the area. At 120 m² the property is well over the postcode median (80 m² across 12 EPCs), placing it in the larger end of the local stock. Across 1998–2001, sale prices on this property compounded at 18.2% per year. Today's modelled estimate of £731,000 sits 317.7% above the 2001 sale of £175,000. On a £-per-square-foot basis, the last sale (£135/sq ft) was about 50.5% below the postcode norm.
Know exactly what you're buying at 12 Moye Close
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
What this property has
Inside
- Bedrooms3
- Bathrooms2
- Dining roomYes
Outside
- Private gardenFront and rear
- Cul-de-sacYes
Building
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Windows upgraded, improving insulation
Cavity wall insulation installed
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
12 Moye Close has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
12 Moye Close's modelled value sits at over four times its earliest registered sale price (1998).
£731,000
Modelled from EPC, postcode comparables and a sale-price growth of 18.2% per year over 4 years.
£175,000
Growth on file: 18.2% per year over 4 years.
Sales timeline
28 November 2001Most recent
£175,000
+80.4%over 3 years17 May 1998
£97,000
Median price across the last 5 sales in E2 8QN: £537,000 (2025–2014).
Nearby sales in E2 8QN
Everything we know about 12 Moye Close, 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 Moye Close homes
On price per m², 12 Moye Close runs well behind the street norm.
Price per m²
£1,458
Street avg £5,370
Floor Area
120 m²
Street avg 93 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.0 t/year
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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
0.1 km
Nicholl Street — bus stop.
Closest school
0.1 km
Sebright School. 118 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
56.8dB
Night-time· 23:00 – 07:00
46.0dB