Boscobel House, Flat 7, 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 60 m² (around 646 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (January 2015) shows an F (score 38), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since December 2012. Between certificates, wall efficiency went from Very Poor to Average and lighting went from Poor to Very Good. 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 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 across 46 units on file.
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.
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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This certificate is over 10 years old and is no longer valid.Expired 29 Jan 2025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
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.
£412,000
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
EPC Rating
38 (F)
Street avg 44 (E)
Floor Area
60 m²
Street avg 51 m²
CO₂ Emissions
3.8 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