85, Basin Approach, E14 7JB

85 Basin Approach is a 78 m² / 840 sq ft flat in Limehouse. It sold for £270,000 in April 2001, recorded as a new-build sale. Indexed forward to today's value, that sale is roughly £498k. Recent local prices imply a broad valuation context of £408k to £565k based on its internal area. The Land Registry and EPC data was last updated 22 September 2026.

Property data
Sale history
£270,000 on Apr 2001 New build New
Internal area
78 square metres (840 square feet) according to latest EPC inspection
Price per internal area

This property sold for £3,461 per square metre (£322 per square foot) in Apr 2001. Indexed forward to today's value, this is roughly £6,378 per square metre (£593 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Apr 2001 £270,000 £3,462 £497,519 £6,378

Calculated using the latest EPC internal area of 78 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 £497,519. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Limehouse are now selling for between £5,230 and £7,240 per square metre (£485 and £672 per square foot). Based on an internal area of 78 m², this implies a valuation between £408,000 and £565,000. 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
2
Type
Flat
Council tax band
F
Archived listings
History:
Archived rental listing for 85 Basin Approach. Advertised on multiple portals. It was reduced on 02/11/2015. It last appeared Nov 2015.
Photos:

There are 13 archived estate agent listing photos (taken in October 2014) for 85 Basin Approach.

Photos for 85 Basin Approach
View photos
Advertiser remarks:
  • 2 bedrooms
  • 2 bathrooms
EPC Inspections
Summary:
15 February 2019 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Private rental
Property type:
2nd floor flat in an apartment block with 1 storeys , has 3 habitable rooms. Estimated year built 1996 to 2002
Area:
78 sqm (840 square foot) total internal area
Comments:
Walls: Cavity wall, as built, insulated (assumed). Roof: (another dwelling above). Heating: Room heaters, electric, Room heaters, electric.
Summary:
02 April 2009 - energy performance certificate grade D
Reason for EPC:
None
Tenure:
Private rental
Property type:
None , has 3 habitable rooms. Estimated year built 1996 to 2002
Area:
77 sqm (829 square foot) total internal area
Comments:
Frequently asked questions

85 Basin Approach 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 £497,519.
  • Based on an internal area of 78 m² and recent prices in Limehouse, this implies a lower and upper quartile range from £408,000 to £565,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 85 Basin Approach last sold for £270,000 in April 2001. The transaction was recorded as a new-build sale.

HouseMetric shows 85 Basin Approach as 78 m² (840 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 2 bedrooms. 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 15 February 2019. EPC information comes from the public Energy Performance Certificate data for England and Wales.

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

85 Basin Approach is in postcode E14 7JB, in Limehouse. You can also view HouseMetric's sold-price page for Basin Approach, E14 7JB or analysis of the Limehouse property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 22 September 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.