Flat, 222 Graham Road, Hackney, London, E8 1BP

Flat is a mid-terrace house in Hackney, London, London (E8 1BP). It has a recorded floor area of 11 m² (around 118 sq ft), construction records dating it to 1900-1929 and council tax band B. At 11 m² this is the smallest unit on EPC record across the building (11–98 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (May 2021) shows a C (score 71). When first surveyed in April 2013 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Average to Very Good.

Across 2019–2020, sale prices on this property compounded at 142.6% per year. Today's modelled estimate of £271,000 is 67.2% below the 2020 sale of £825,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£6,968/sq ft) was about 1499.8% above the typical sold price in the postcode. At 11 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). Sold February 2020 for £825,000.