13b, Horton Road, London, E8 1DP
About 13b
13b is a mid-terrace house in London (E8 1DP). It has a recorded floor area of 75 m² (around 803 sq ft) and construction records dating it to before 1900. The latest certificate (March 2009) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 70). The latest certificate is from March 2009, so improvements made since then won't be reflected.
Across 1995–2012, sale prices on this property compounded at 15% per year. Today's modelled estimate of £683,000 is 36.6% above the 2012 sale price. On a £-per-square-foot basis, the last sale (£623/sq ft) was about 40.9% above the typical sold price in the postcode. Last changed hands 14 years ago, in October 2012.
Know exactly what you're buying at 13b
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
13b'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This certificate is over 10 years old and is no longer valid.Expired 17 Mar 2019
EPC Rating
Planning history
13b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
Price for 13b has grown more than fourfold since the 1995 starting point.
£683,000
Modelled from EPC, postcode comparables and a sale-price growth of 15.0% per year over 17 years.
£499,995
Growth on file: 15.0% per year over 17 years.
Sales timeline
21 October 2012Most recent
£499,995
+986.9%over 17 years5 October 1995
£46,000
Median price across the last 5 sales in E8 1DP: £605,000 (2025–2024).
Nearby sales in E8 1DP
Flat 21, 31 Horton Road, Hackney, London, E8 1DP
Sold Mar 2025
£380,00013a, Horton Road, London, E8 1DP
Sold Dec 2024
£605,00021 Horton Road, Hackney, London, E8 1DP
Sold Aug 2024
£1,300,00019 Horton Road, Hackney, London, E8 1DP
Sold Aug 2024
£1,660,000Flat 10, 30 Horton Road, Hackney, London, E8 1DP
Sold Feb 2024
£450,000
Everything we know about 13b, 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 Horton Road homes
On habitable rooms, 13b stands well clear of the street.
Price per m²
£6,702
Street avg £6,994
Floor Area
75 m²
Street avg 58 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
4.4 t/year
Street avg 2.7 t/year
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1 Horton Road, Hackney
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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
0.2 km
Royal Oak Road — bus stop.
Closest school
0.4 km
Gayhurst Community School. 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
57.0dB
Night-time· 23:00 – 07:00
47.7dB