240a, Graham Road, Hackney, London, E8 1BP

240a is a two-bedroom mid-terrace house in Hackney, London, London (E8 1BP). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (August 2020) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (August 2010); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Poor to Very Poor. The recommended improvements would push it to C (score 76). At 63 m² this is the 8th 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 across 12 units on file. Other recorded features include a basement. Period features are noted in the property record.

It hasn't traded since November 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 63 m² the property is well over the postcode median (48 m² across 14 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £506,000 sits 102.4% above the 2009 sale of £250,000. On a £-per-square-foot basis, the last sale (£369/sq ft) was about 41.7% below the postcode norm.