Boscobel House, Flat 13, Royal Oak Road, Hackney, London, E8 1BT
About Boscobel House
Boscobel House is an end-of-terrace house in Hackney, London, London (E8 1BT). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to 1950-1966 and council tax band B. At 37 m² this is the smallest unit on EPC record across Boscobel House (37–70 m²). The building's EPC ratings span G to C across 46 units on file. The latest certificate (January 2015) shows an E (score 40), well below the UK norm with real room to improve. Earlier certificates rated it D (March 2010); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Average; while hot-water efficiency dropped from Average to Very Poor and lighting dropped from Good to Average. Main heating runs on electricity: electricity, unspecified tariff. The latest certificate is from January 2015, so improvements made since then won't be reflected.
At 37 m² it sits well below the postcode median (59 m² across 45 EPCs), making it one of the more compact homes locally.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Boscobel House's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Jan 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system changed
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
Boscobel House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£285,000
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 3 sales in E8 1BT: £325,000 (2022–2005).
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
Floor Area for Boscobel House lags the street by a wide margin.
EPC Rating
40 (E)
Street avg 44 (E)
Floor Area
37 m²
Street avg 52 m²
CO₂ Emissions
2.9 t/year
Street avg 3.3 t/year
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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