22a, Graham Road, Hackney, London, E8 1BZ
About 22a
22a is a detached house in Hackney, London, London (E8 1BZ). It has a recorded floor area of 51 m² (around 545 sq ft) and construction records dating it to before 1900. At 51 m² this is the 6th smallest of 26 units on EPC record in the building, where floor areas span 36–158 m². The building's EPC ratings span E to B across 26 units on file. The latest certificate (September 2010) shows a D (score 60), on the cusp of jumping into the C band. The latest certificate is from September 2010, so improvements made since then won't be reflected.
At 51 m² it's 24.5% smaller than the typical home in the postcode (67 m² median across 42 EPCs).
Know exactly what you're buying at 22a
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 performance
22a'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This certificate is over 10 years old and is no longer valid.Expired 18 Sept 2020
EPC Rating
Planning history
22a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
22a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£527,000
Modelled from EPC, postcode comparables.
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 1BZ: £725,000 (2025–2023).
Nearby sales in E8 1BZ
Everything we know about 22a, 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
EPC Rating for 22a lags the street by a wide margin.
EPC Rating
60 (D)
Street avg 68 (D)
Floor Area
51 m²
Street avg 65 m²
CO₂ Emissions
3.3 t/year
Street avg 2.5 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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1 Fassett Road, Hackney
E8 1PA
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E8 1JU
1 Carrara Mews, Dalston Lane, Hackney
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1 Brett Road, Hackney
E8 1JP
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