Boscobel House, Flat 52, Royal Oak Road, Hackney, London, E8 1BU
About Boscobel House
Boscobel House is an end-of-terrace house in Hackney, London, London (E8 1BU). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1950-1966 and council tax band C. At 84 m² this is the 14th smallest of 16 units on EPC record in Boscobel House, where floor areas span 60–84 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (November 2025) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since August 2020. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Poor to Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 82). This certificate was lodged in the last six months, so the rating reflects current condition.
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
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Wall insulation improved
More low energy lighting installed
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.
£490,000
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 5 sales in E8 1BU: £428,000 (2025–2014).
Nearby sales in E8 1BU
Boscobel House, Flat 57, Royal Oak Road, Hackney, London, E8 1BU
Sold Feb 2025
£490,000Boscobel House, Flat 61, Royal Oak Road, Hackney, London, E8 1BU
Sold Jan 2019
£428,000Boscobel House, Flat 58, Royal Oak Road, Hackney, London, E8 1BU
Sold Sept 2018
£440,000Boscobel House, Flat 60, Royal Oak Road, Hackney, London, E8 1BU
Sold Apr 2016
£375,000Boscobel House, Flat 64, Royal Oak Road, Hackney, London, E8 1BU
Sold Jul 2007
£223,000
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
Habitable Rooms for Boscobel House runs comfortably ahead of the street norm.
EPC Rating
75 (C)
Street avg 67 (D)
Floor Area
84 m²
Street avg 71 m²
CO₂ Emissions
1.9 t/year
Street avg 2.8 t/year
Habitable Rooms
5 rooms
Street avg 4 rooms
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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
0.4 km
Mossbourne Parkside Academy. 97 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
57.1dB
Night-time· 23:00 – 07:00
47.9dB