12a, Graham Road, London, E8 1BZ

12a is a mid-terrace house in London (E8 1BZ). It has a recorded floor area of 125 m² (around 1345 sq ft) and construction records dating it to 1900-1929. At 125 m² this is the largest unit on EPC record across the building (43–125 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (December 2014) shows a C (score 72). The recommended improvements would push it to B (score 81). The latest certificate is from December 2014, so improvements made since then won't be reflected.

At 125 m² the property is well over the postcode median (64 m² across 42 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £1,007,000 is 19.2% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£628/sq ft) was about 61.5% above the typical sold price in the postcode. Sold September 2022 for £845,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.