2b, Graham Road, Hackney, London, E8 1BZ

2b is a four-bedroom mid-terrace house in Hackney, London, London (E8 1BZ). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to 1967-1975 and council tax band D. Tenure is freehold. The latest certificate (June 2013) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it C (November 2012); the latest reading is 2 bands lower. Between certificates, lighting dropped from Very Good to Very Poor. The recommended improvements would lift it to B (score 82), a 3-band jump. The latest certificate is from June 2013, so improvements made since then won't be reflected. Other recorded features include a balcony.

At 112 m² the property is well over the postcode median (64 m² across 42 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2006–2014, sale prices on this property compounded at 10% per year. Today's modelled estimate of £856,000 is 32.2% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£537/sq ft) was about 37.3% above the typical sold price in the postcode. 12 years since the last transfer (August 2014). One historical planning record sits against the property in 2015.