Boscobel House, Flat 11, Royal Oak Road, Hackney, London, E8 1BT
About Boscobel House
Boscobel House is a two-bedroom semi-detached house in Hackney, London, London (E8 1BT). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1991-1995 and council tax band B. At 60 m² this is the 26th smallest of 46 units on EPC record in Boscobel House, where floor areas span 37–70 m². The building's EPC ratings span G to C, with this unit at the top. Period features are noted in the property record. The latest certificate (December 2021) shows a C (score 73). When first surveyed in January 2015 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Average to Very Good.
Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). Today's modelled estimate of £423,000 is 13.7% above the 2022 sale price. Sold April 2022 for £372,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at Boscobel House
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
- Bathrooms1
Building
- LiftYes
- Period featuresYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating system upgraded to a more efficient system
Heating controls upgraded for better temperature management
Hot water system upgraded
Window efficiency improved
Wall insulation improved
Planning history
Boscobel House has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£423,000
Modelled from EPC, postcode comparables.
£372,000
Recorded with HM Land Registry.
Sales timeline
12 April 2022Most recent
£372,000
Median price across the last 2 sales in E8 1BT: £232,500 (2015–2005).
Nearby sales in E8 1BT
Everything we know about Boscobel House, 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 Royal Oak Road homes
Boscobel House outperforms the street on habitable rooms by a wide margin.
EPC Rating
73 (C)
Street avg 44 (E)
Floor Area
60 m²
Street avg 51 m²
CO₂ Emissions
1.6 t/year
Street avg 3.3 t/year
Habitable Rooms
4 rooms
Street avg 2 rooms
Similar properties nearby
103c, Flat 1, Dalston Lane, Hackney
E8 1NH
160b, Flat 1, Dalston Lane
E8 1NG
110a, Flat 2, Greenwood Road
E8 1NE
124a, Flat 1, Dalston Lane
E8 1NG
124a, Flat 2, Dalston Lane
E8 1NG
103c, Flat 2, Dalston Lane, Hackney
E8 1NH
124c, First Floor Flat, Dalston Lane
E8 1NG
10a, First Floor Maisonette, Kenmure Road
E8 1JU
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Royal Oak Road — bus stop.
Closest school
0.3 km
Mossbourne Parkside Academy. 95 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
57.0dB
Night-time· 23:00 – 07:00
47.8dB