85, Edmeston Close, E9 5TL

85 Edmeston Close is a 49 m² / 527 sq ft flat in Homerton. It sold for £375,000 in November 2024. Indexed forward to today's value, that sale is roughly £404k. Recent local prices imply a broad valuation context of £310k to £400k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Nov 2024 £375,000 6.1% 3.5%
Aug 1999 £85,000 na na
Internal area
49 square metres (527 square feet) according to latest EPC inspection
Price per internal area

This property sold for £7,653 per square metre (£711 per square foot) in Nov 2024. Indexed forward to today's value, this is roughly £8,242 per square metre (£766 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Nov 2024 £375,000 £7,653 £403,838 £8,242
Aug 1999 £85,000 £1,735 £482,561 £9,848

Calculated using the latest EPC internal area of 49 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £403,838. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Homerton are now selling for between £6,330 and £8,170 per square metre (£588 and £759 per square foot). Based on an internal area of 49 m², this implies a valuation between £310,000 and £400,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
1
Type
Flat
Council tax band
C
EPC Inspections
Summary:
21 March 2024 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
marketed sale
Tenure:
Owner-occupied
Property type:
1st floor flat in an apartment block with 1 storeys , has 2 habitable rooms. Estimated year built 1983 to 1990
Area:
49 sqm (527 square foot) total internal area
Comments:
Walls: Cavity wall, as built, insulated (assumed). Roof: (another dwelling above). Heating: Boiler and radiators, mains gas.
Frequently asked questions

85 Edmeston Close is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £403,838.
  • Based on an internal area of 49 m² and recent prices in Homerton, this implies a lower and upper quartile range from £310,000 to £400,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 85 Edmeston Close last sold for £375,000 in November 2024.

HouseMetric shows 85 Edmeston Close as 49 m² (527 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 1 bedroom. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is C, from an inspection dated 21 March 2024. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 85 Edmeston Close was in council tax band C. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

85 Edmeston Close is in postcode E9 5TL, in Homerton. You can also view HouseMetric's sold-price page for Edmeston Close, E9 5TL or analysis of the Homerton property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.