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170 Graham Road, Hackney, London, E8 1BS

3 sales on record3 planning records
Property type
Mid terrace
Habitable rooms
8
From EPC
Floor area
254 m²
2734 sq ft
Energy rating
C
Score 80
Council tax
Band E
Tenure
Owner Occupied
Overview

About 170 Graham Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

170 Graham Road is a mid-terrace house in Hackney, London, London (E8 1BS). It has a recorded floor area of 254 m² (around 2734 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (September 2025) shows a C (score 80), near the top of the C band. When first surveyed in February 2022 the rating was G, the property has climbed 4 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Very Good and window efficiency went from Very Poor to Good. The recommended improvements would push it to B (score 83).

At 254 m² the property is well over the postcode median (53 m² across 44 EPCs), placing it in the larger end of the local stock. Across 1998–2024, sale prices on this property compounded at 10% per year. Today's modelled estimate of £1,608,000 sits 68.4% above the 2024 sale of £955,000. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and new windows, meaningful when judging how the property has evolved. Most recent transfer: November 2024 at £955,000.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Achieving this rating across a home of this size is uncommon — larger homes typically score lower.

Current Certificate(1 of 2)
Sept 2025

EPC Rating

A
B
C
C80
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Sept 2025from Feb 2022
EPC improved fromG10toC80
Heating System
Room HeatersGas Boiler

Upgraded to gas central heating

Main Fuel
Solid FuelGas

Switched from solid fuel to cleaner energy source

Heating Controls
ThermostatFull Control

Heating controls upgraded for better temperature management

Hot Water
Gas MultipointMain System

Hot water system upgraded

Windows
SingleHigh Performance

Single glazing replaced with double or better glazing

Walls
Very PoorGood

Wall insulation improved

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Planning

Planning history

Applications and permits filed against 170 Graham Road, Hackney, London, E8 1BS, sourced from the PlanIt planning register.

170 Graham Road has an approved single-storey rear extension on the planning record.

  1. Jan 2025
    Conditions
    In report

    Submission of details attached to application 2024/2226 dated 03-12-2024 pursuant to conditions 3 and 4 (drainage).

    Reference
    2025/0027
    View planning record
  2. Oct 2024
    Amendment
    In report

    Lawful Development Certificate for the erection of rear dormer extension and front roof lights.

    Reference
    2024/2264
    View planning record

What's in 170 Graham Road, Hackney, London, E8 1BS's planning history?

1 more on this property, plus refusals, disputes and full decisions nearby, in the report.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Latest sale on 170 Graham Road was the highest on Land Registry record across the postcode.

Current estimate

£1,608,000

Modelled from EPC, postcode comparables and a sale-price growth of 10.0% per year over 26 years.

See how we calculated this
Last sold (2024)

£955,000

Growth on file: 10.0% per year over 26 years.

Sales timeline

  1. 29 November 2024Most recent

    £955,000

    +493.2%over 25 years

  2. 27 July 1999

    £161,000

    +101.3%over 9 months

  3. 21 October 1998

    £80,000

Median price across the last 5 sales in E8 1BS: £445,000 (2025–2021).

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.3m

1 Blackburn House, Prodigal Square, Hackney

E8 1FW

£1.2m

1 Florfield Road, Hackney

E8 1DW

£1.1m

1 Dispensary Lane, Hackney

E8 1FT

£1m

1 Navarino Grove, Hackney

E8 1AJ

3 bed2 bath
£941k

1 Brett Road, Hackney

E8 1JP

£829k

1 Carrara Mews, Dalston Lane, Hackney

E8 1PH

3 bed2 bath
£780k

1 Kenmure Road, Hackney

E8 1JU

£742k

1 Fassett Road, Hackney

E8 1PA

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Full London report

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around E8 1BS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for E8 1BS

Daytime· 07:00 – 23:00

57.0dB

Moderate
Night-time road noise heatmap for E8 1BS

Night-time· 23:00 – 07:00

47.8dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Map

Everything within walking distance

Schools, transport stops and scenic spots near this property — 127 points of interest in total.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 170 Graham Road, Hackney, London, E8 1BS. Each answer is also embedded as structured data for search engines.