5, COTTONS GARDENS, LONDON, E2 8DN - £290,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

5 COTTONS GARDENS is a very small extended detached house of 77m², built sometime before 1900, which could now be worth an estimated £871,398. It was last sold for £290,000 in January 2005, which was around 34% below the average January 2005 detached price in the Hackney local authority area. The most recent EPC inspection was December 2013, where the current energy rating was F, and the potential energy rating was C.

5 COTTONS GARDENS Sold Prices

Land registry data shows three sales for 5 COTTONS GARDENS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Hackney local authority area for the corresponding sale date. All of the three 5 COTTONS GARDENS sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2005 31 JAN	£290,000	£437,590	34% below HPI
2001 23 NOV	£280,000	£340,929	18% below HPI
2000 24 JUL	£225,000	£297,144	24% below HPI

5 COTTONS GARDENS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Hackney local authority area over time, sourced from the HPI. The three 5 COTTONS GARDENS sales between July 2000 and January 2005 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the November 2001 sale was for 18% below the HPI. So the extrapolation line tracks at 18% below the HPI over time, until the January 2005 sale, where it falls to 34% below the HPI. The line then continues to track at 34% below the HPI.

What might 5 COTTONS GARDENS be worth now?

5 COTTONS GARDENS might now be worth an estimated £871,398.

This is based on house price inflation of 200.5%, between January 2005 and December 2024, for detached houses, in the Hackney local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 200.5% inflationary increase is applied to the most recent sale price for 5 COTTONS GARDENS of £290,000 on 31st January 2005. For the value to have increased from £290,000 to £871,398 over the eighteen years and one month to December 2024, the following assumptions must hold true:

• The value of 5 COTTONS GARDENS has moved in line with the HPI for detached houses in the Hackney local authority area.
• The January 2005 sale price of £290,000 represented a fair market value for the property.
• The size, condition, and specification of 5 COTTONS GARDENS has not materially changed since January 2005.

How Large is 5 COTTONS GARDENS?

5 COTTONS GARDENS is 77m², which includes one extension, according to the EPC inspection conducted in December 2013. This puts it in the smallest 10% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 5 COTTONS GARDENS lies on this distribution: 6% of detached houses houses are smaller than 5 COTTONS GARDENS, and 93% of houses are larger. Note that EPC data is not available for all properties in London.

5 COTTONS GARDENS: Plot and Title Map

5 COTTONS GARDENS sits on a plot of roughly 0.007 of an acre, or 29m². The below map shows the location of 5 COTTONS GARDENS, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 5 COTTONS GARDENS). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 5 COTTONS GARDENS?

5 COTTONS GARDENS is located in LONDON, in the E2 postcode district. The below map shows the position of No. 5 on COTTONS GARDENS.