158b, Graham Road, London, E8 1BS
About 158b
158b is an end-of-terrace house in London (E8 1BS). It has a recorded floor area of 52 m² (around 557 sq ft) and construction records dating it to before 1900. At 52 m² this is the 11th smallest of 22 units on EPC record in the building, where floor areas span 32–143 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (July 2011) shows a C (score 72). The rating has held steady at C across 2 certificates since March 2009. The latest certificate is from July 2011, so improvements made since then won't be reflected.
On a £-per-square-foot basis, the last sale (£826/sq ft) was about 141.8% above the typical sold price in the postcode. Most recent transfer: February 2022 at £460,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 158b
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
158b's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Jul 2021
EPC Rating
Planning history
158b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£502,000
Modelled from EPC, postcode comparables and a sale-price growth of 0.1% per year over 7 years.
£460,000
Growth on file: 0.1% per year over 7 years.
Sales timeline
7 February 2022Most recent
£460,000
+0.9%over 7 years19 December 2014
£456,000
Median price across the last 5 sales in E8 1BS: £445,000 (2025–2021).
Nearby sales in E8 1BS
Everything we know about 158b, 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 Graham Road homes
On price per m², 158b stands well clear of the street.
Price per m²
£8,889
Street avg £5,061
Floor Area
52 m²
Street avg 59 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.3 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
Royal Oak Road — bus stop.
Closest school
0.3 km
Mossbourne Parkside Academy. 97 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
57.0dB
Night-time· 23:00 – 07:00
47.8dB