22c, Greenwood Road, London, E8 1AB
About 22c
22c is a mid-terrace house in London (E8 1AB). It has a recorded floor area of 39 m² (around 420 sq ft) and construction records dating it to before 1900. At 39 m² this is the 9th smallest of 24 units on EPC record in the building, where floor areas span 31–74 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (September 2019) shows a C (score 70). The rating has held steady at C across 2 certificates since October 2009. Between certificates, lighting went from Average to Very Good.
Held since May 1997 — that's 29 years off the open market, well above the local norm. Across 1997–1997, sale prices on this property compounded at 22.2% per year. Today's modelled estimate of £455,000 sits 313.6% above the 1997 sale of £110,000. On a £-per-square-foot basis, the last sale (£262/sq ft) was about 16.5% below the postcode norm. At 39 m² it sits well below the postcode median (69 m² across 52 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 22c
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
22c has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
22c's modelled value sits at over four times its earliest registered sale price (1997).
£455,000
Modelled from EPC, postcode comparables and a sale-price growth of 22.2% per year over 1 year.
£110,000
Growth on file: 22.2% per year over 1 year.
Sales timeline
1 May 1997Most recent
£110,000
+22.2%1 May 1997
£90,000
Median price across the last 5 sales in E8 1AB: £950,000 (2024–2019).
Nearby sales in E8 1AB
40a, Greenwood Road, Hackney, London, E8 1AB
Sold Oct 2024
£5,00018a, Greenwood Road, Hackney, London, E8 1AB
Sold Sept 2023
£850,0006 Greenwood Road, Hackney, London, E8 1AB
Sold Sept 2023
£950,00050 Greenwood Road, Hackney, London, E8 1AB
Sold May 2021
£1,400,00054 Greenwood Road, Hackney, London, E8 1AB
Sold Apr 2019
£1,200,000
Everything we know about 22c, 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 Greenwood Road homes
Years Held for 22c runs comfortably ahead of the street norm.
Price per m²
£2,308
Street avg £6,005
Floor Area
39 m²
Street avg 61 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.6 t/year
Street avg 2.5 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
Richmond Road / Greenwood Road — bus stop.
Closest school
0.2 km
Gayhurst Community School. 101 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
56.6dB
Night-time· 23:00 – 07:00
47.0dB