Boscobel House, Flat 61, Royal Oak Road, Hackney, London, E8 1BU
About Boscobel House
Boscobel House is a mid-terrace house in Hackney, London, London (E8 1BU). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (November 2013) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2012. Between certificates, hot-water efficiency went from Very Poor to Good and lighting went from Poor to Average; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from November 2013, so improvements made since then won't be reflected. At 75 m² this is the 9th 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 across 16 units on file.
Across 2014–2019, sale prices on this property compounded at 3.9% per year. Today's modelled estimate of £516,000 is 20.6% above the 2019 sale price. Sold January 2019 for £428,000.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 Nov 2023
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water system upgraded
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 valuation sits well clear of the typical sold price in this postcode.
£516,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.9% per year over 5 years.
£428,000
Growth on file: 3.9% per year over 5 years.
Sales timeline
11 January 2019Most recent
£428,000
+20.6%over 4 years21 February 2014
£355,000
Median price across the last 5 sales in E8 1BU: £375,000 (2025–2007).
Nearby sales in E8 1BU
Boscobel House, Flat 57, Royal Oak Road, Hackney, London, E8 1BU
Sold Feb 2025
£490,000Boscobel 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
£223,000Boscobel House, Flat 70, Royal Oak Road, Hackney, London, E8 1BU
Sold Jul 1999
£51,000
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.
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- Is something wrong with it?
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- Will it hold its value?
Versus other Royal Oak Road homes
On years held, Boscobel House runs well behind the street norm.
Price per m²
£5,707
Street avg £3,959
Floor Area
75 m²
Street avg 71 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.2 t/year
Street avg 2.7 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
0.4 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