138 Graham Road, Hackney, London, E8 1BS

138 Graham Road is a mid-terrace house in Hackney, London, London (E8 1BS). It has a recorded floor area of 94 m² (around 1012 sq ft) and construction records dating it to 1900-1929. At 94 m² this is the 20th smallest of 23 units on EPC record in the building, where floor areas span 20–254 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (December 2020) shows a C (score 72). The rating has held steady at C across 2 certificates since July 2009. Between certificates, lighting went from Very Poor to Good.

At 94 m² the property is well over the postcode median (53 m² across 44 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £691,000 sits 6810% above the 2021 sale of £10,000. On a £-per-square-foot basis, the last sale (£10/sq ft) was about 97.1% below the postcode norm. One planning record on file: new windows approved in 2023. Past consents include new windows, meaningful when judging how the property has evolved. Sold May 2021 for £10,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.