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78a, Graham Road, Hackney, London, E8 1BX

Property type
Mid terrace
Floor 00
Habitable rooms
2
From EPC
Floor area
41 m²
441 sq ft
Energy rating
D
Score 67
Council tax
Band B
Tenure
Owner Occupied
Overview

About 78a

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

78a is a mid-terrace house in Hackney, London, London (E8 1BX). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (June 2023) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (October 2010); the latest reading is one band lower. Between certificates, lighting went from Good to Very Good. The recommended improvements would push it to C (score 76). At 41 m² this is the 4th smallest of 25 units on EPC record in the building, where floor areas span 34–188 m². The building's EPC ratings span E to C across 25 units on file.

At 41 m² it sits well below the postcode median (61 m² across 45 EPCs), making it one of the more compact homes locally.

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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

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Jun 2023

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jun 2023from Oct 2010
EPC improved fromC70toD67
Low Energy Lighting
50%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 78a, Graham Road, Hackney, London, E8 1BX, sourced from the PlanIt planning register.

78a has no planning applications on record.

Notable planning nearby

1applications of note in the surrounding area

Price

Sales history & valuation

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

78a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£317,000

Modelled from EPC, postcode comparables.

See how we calculated this

No sales recorded with HM Land Registry

That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.

Median price across the last 5 sales in E8 1BX: £447,000 (2024–2021).

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Everything we know about 78a, in one report

What it's really worth, what could be wrong, and the planning, sales and area data in full.

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On the street

Versus other Graham Road homes

Four headline reads against 43 similar flats on this street, drawn from the latest EPC and Land Registry data.

78a is notably below the street on habitable rooms.

EPC Rating

67 (D)

Street avg 66 (D)

On par

Floor Area

41 m²

Street avg 64 m²

Below

CO₂ Emissions

1.8 t/year

Street avg 2.6 t/year

Above

Habitable Rooms

2 rooms

Street avg 3 rooms

Below
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£278k

1 Nayim Place, Hackney

E8 1JD

£428k

1 Florfield Passage, Hackney

E8 1EB

£486k

1 Horton Road, Hackney

E8 1DP

£540k

1 Clifton Grove, Hackney

E8 1DG

£737k

1 Poulton Close, Hackney

E8 1NB

£742k

1 Fassett Road, Hackney

E8 1PA

£780k

1 Kenmure Road, Hackney

E8 1JU

£829k

1 Carrara Mews, Dalston Lane, Hackney

E8 1PH

3 bed2 bath
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

0.0 km

Greenwood Road — bus stop.

Closest school

0.4 km

Mossbourne Parkside Academy. 101 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 1BX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for E8 1BX

Daytime· 07:00 – 23:00

56.1dB

Moderate
Night-time road noise heatmap for E8 1BX

Night-time· 23:00 – 07:00

46.3dB

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 — 131 points of interest in total.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 78a, Graham Road, Hackney, London, E8 1BX. Each answer is also embedded as structured data for search engines.