234a, Graham Road, Hackney, London, E8 1BP

234a is a mid-terrace house in Hackney, London, London (E8 1BP). It has a recorded floor area of 28 m² (around 301 sq ft) and construction records dating it to 1900-1929. At 28 m² this is the 2nd smallest of 12 units on EPC record in the building, where floor areas span 11–98 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (July 2020) shows a C (score 69), just inside the C band. The rating has held steady at C across 3 certificates since November 2017. Between certificates, hot-water efficiency went from Very Poor to Good and main heating went from Very Poor to Good; while wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Average to Poor.

At 28 m² it sits well below the postcode median (51 m² across 14 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 79% of similar EPCs). Across 1998–2015, sale prices on this property compounded at 5.4% per year. Today's modelled estimate of £364,000 is 45.6% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£829/sq ft) was about 46.2% above the typical sold price in the postcode. 11 years since the last transfer (November 2015).