Flat 1, 2 Graham Road, London, E8 1BZ
About Flat 1
Flat 1 is a three-bedroom end-of-terrace house in London (E8 1BZ). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (June 2025) shows a D (score 66), on the cusp of jumping into the C band. Earlier certificates rated it C (March 2017); the latest reading is one band lower. Between certificates, wall efficiency dropped from Good to Very Poor. The recommended improvements would lift it to B (score 90), a 2-band jump. Period features are noted in the property record.
Across 2012–2023, sale prices on this property compounded at 3.9% per year. Today's modelled estimate of £920,000 is 26.9% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£991/sq ft) was about 155.5% above the typical sold price in the postcode. Last sale on file: £725,000 in September 2023.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
- Bathrooms2
Building
- Period featuresYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
Flat 1 has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
Flat 1 valuation sits well clear of the typical sold price in this postcode.
£920,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.9% per year over 11 years.
£725,000
Growth on file: 3.9% per year over 11 years.
Sales timeline
10 September 2023Most recent
£725,000
+11.5%over 3 years8 November 2019
£650,000
+38.3%over 7 years30 May 2012
£470,000
Median price across the last 5 sales in E8 1BZ: £810,000 (2025–2023).
Nearby sales in E8 1BZ
Everything we know about Flat 1, 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
On floor area, Flat 1 runs well behind the street norm.
Price per m²
£10,662
Street avg £7,868
Floor Area
68 m²
Street avg 134 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 t/year
Street avg 6.8 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