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

2d is a four-bedroom end-of-terrace house in Hackney, London, London (E8 1BZ). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (April 2021) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in February 2009 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 72). Other recorded features include a balcony.

It hasn't traded since September 1998, a hold of 28 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 106 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 £785,000 sits 946.7% above the 1998 sale of £75,000. On a £-per-square-foot basis, the last sale (£66/sq ft) was about 83.3% below the postcode norm. 4 planning records sit against the property, 1 approved, 3 refused. Past consents include a garage conversion, meaningful when judging how the property has evolved.