1b, Graham Road, Hackney, London, E8 1DA

1b is a two-bedroom end-of-terrace house in Hackney, London, London (E8 1DA). It has a recorded floor area of 53 m² (around 570 sq ft) and construction records dating it to before 1900. The latest certificate (July 2019) shows an E (score 48), well below the UK norm with real room to improve. Earlier certificates rated it D (July 2009); the latest reading is one band lower. Between certificates, lighting dropped from Average to Very Poor. The recommended improvements would push it to D (score 61). At 53 m² this is the 7th smallest of 27 units on EPC record in the building, where floor areas span 37–234 m². The building's EPC ratings span F to C across 27 units on file. Period features are noted in the property record.

It hasn't traded since March 2011, a hold of 15 years that's notably long for the area. Across 1998–2011, sale prices on this property compounded at 10.1% per year. Today's modelled estimate of £493,000 sits 59% above the 2011 sale of £310,150. On a £-per-square-foot basis, the last sale (£544/sq ft) was about 29.1% above the typical sold price in the postcode. At 53 m² it sits well below the postcode median (83 m² across 34 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs).