8a, Graham Road, London, E8 1BZ
About 8a
8a is a semi-detached house in London (E8 1BZ). It has a recorded floor area of 69 m² (around 743 sq ft) and construction records dating it to before 1900. At 69 m² this is the 14th 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 bottom. The latest certificate (May 2020) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75).
It changed hands recently, sold February 2025 for £810,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2006–2025, sale prices on this property compounded at 5.7% per year. On a £-per-square-foot basis, the last sale (£1,091/sq ft) was about 180.9% above the typical sold price in the postcode.
Know exactly what you're buying at 8a
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
EPC Rating
Planning history
8a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
8a has more than doubled in price since the earliest registered sale in 2006.
£849,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.7% per year over 19 years.
£810,000
Growth on file: 5.7% per year over 19 years.
Sales timeline
24 February 2025Most recent
£810,000
+21.8%over 4 years22 December 2020
£665,000
+45.4%over 8 years5 November 2012
£457,500
+63.4%over 6 years20 January 2006
£280,000
Median price across the last 5 sales in E8 1BZ: £725,000 (2024–2023).
Nearby sales in E8 1BZ
Everything we know about 8a, 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
8a is notably below the street on years held.
Price per m²
£11,739
Street avg £7,076
Floor Area
69 m²
Street avg 65 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.2 t/year
Street avg 2.5 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