168 Graham Road, Hackney, London, E8 1BS
About 168 Graham Road
168 Graham Road is a mid-terrace house in Hackney, London, London (E8 1BS). It has a recorded floor area of 21 m² (around 226 sq ft), construction records dating it to before 1900 and council tax band C. At 21 m² this is the 2nd 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 (October 2021) shows a C (score 70). When first surveyed in October 2009 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Average and hot-water efficiency went from Average to Good.
At 21 m² it sits well below the postcode median (54 m² across 44 EPCs), making it one of the more compact homes locally. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2022, sale prices on this property compounded at 9.6% per year. On a £-per-square-foot basis, the last sale (£1,473/sq ft) was about 375.7% above the typical sold price in the postcode. Sold August 2022 for £333,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 168 Graham Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
168 Graham Road's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water efficiency improved
More low energy lighting installed
Heating controls upgraded for better temperature management
Low energy lighting percentage decreased
Single glazing replaced with double or better glazing
More low energy lighting installed
Wall insulation improved
Planning history
A recent planning application at 168 Graham Road was refused — worth checking the council file.
- Feb 2024ConditionsIn report
Discharge of conditions 3 (green roof) 4 (flooding) attached to planning permission ref 2023/1194 dated 19/07/2023 for the construction of infill and rear extensions to the rear basement flat together with the erection of an outbuilding and the creation of a patio.
- Reference
- 2024/0267
- Feb 2024ExtensionAmendmentIn report
Extension: Rear of property
Non-material amendment to planning permission ref 2023/1194 dated 19/07/2023 comprising an amendment to the boundary line to the adjoining neighbour property (170 Graham Road). Along with a reduction in scale of a rear infill extension, rear garden outbuilding and a change to the party wall finish, from a render to a brick finish.
- Reference
- 2024/0237
We flagged 1 thing worth checking at 168 Graham Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Recent ownership pattern worth a look
30-day money-back guarantee
Sales history & valuation
Price for 168 Graham Road has grown more than fourfold since the 1996 starting point.
£329,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.6% per year over 26 years.
£333,000
Growth on file: 9.6% per year over 26 years.
Sales timeline
25 August 2022Most recent
£333,000
+158.1%over 9 months8 December 2021
£129,000
-63.1%29 September 2021
£350,000
-12.5%29 September 2021
£399,950
+102.5%over 10 years22 November 2010
£197,500
+16.2%over 10 months13 January 2010
£170,000
+29.8%over 7 years11 December 2002
£131,000
+8.3%over 2 years19 January 2000
£121,000
+202.5%over 2 years28 November 1997
£40,000
+33.3%over 1 year7 May 1996
£30,000
Median price across the last 5 sales in E8 1BS: £460,000 (2025–2021).
Nearby sales in E8 1BS
Everything we know about 168 Graham Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Recent ownership pattern worth a look
Versus other Graham Road homes
168 Graham Road outperforms the street on price per m² by a wide margin.
Price per m²
£15,857
Street avg £4,626
Floor Area
21 m²
Street avg 60 m²
Habitable Rooms
1 rooms
Street avg 3 rooms
CO₂ Emissions
1.1 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