12b, Graham Road, London, E8 1BZ
About 12b
12b is a mid-terrace house in London (E8 1BZ). It has a recorded floor area of 53 m² (around 570 sq ft) and construction records dating it to 1900-1929. At 53 m² this is the 5th smallest of 17 units on EPC record in the building, where floor areas span 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 82). The latest certificate is from December 2014, so improvements made since then won't be reflected.
Today's modelled estimate of £511,000 is 16.1% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£771/sq ft) was about 98.3% above the typical sold price in the postcode. At 53 m² it's 21% smaller than the typical home in the postcode (67 m² median across 42 EPCs). Sold October 2023 for £440,000.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
12b'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This certificate is over 10 years old and is no longer valid.Expired 02 Dec 2024
EPC Rating
Planning history
12b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
12b valuation sits well clear of the typical sold price in this postcode.
£511,000
Modelled from EPC, postcode comparables.
£440,000
Recorded with HM Land Registry.
Sales timeline
31 October 2023Most recent
£440,000
Median price across the last 5 sales in E8 1BZ: £810,000 (2025–2023).
Nearby sales in E8 1BZ
Everything we know about 12b, 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
12b is notably below the street on years held.
Price per m²
£8,302
Street avg £7,233
Floor Area
53 m²
Street avg 65 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.6 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
0.0 km
Stannard Road — bus stop.
Closest school
0.4 km
Holy Trinity Church of England Primary School. 107 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
56.0dB
Night-time· 23:00 – 07:00
45.9dB