23a, Graham Road, Hackney, London, E8 1DA
About 23a
23a is a mid-terrace house in Hackney, London, London (E8 1DA). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to before 1900 and council tax band B. At 57 m² this is the 9th 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, with this unit at the top. The latest certificate (January 2017) shows a C (score 69), just inside the C band. When first surveyed in August 2012 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Poor to Average and lighting went from Average to Very Good.
At 57 m² it sits well below the postcode median (83 m² across 34 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs).
Know exactly what you're buying at 23a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Windows upgraded, improving insulation
More low energy lighting installed
More low energy lighting installed
Planning history
23a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
23a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£440,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in E8 1DA: £545,000 (2025–2022).
Nearby sales in E8 1DA
13 Graham Road, Hackney, London, E8 1DA
Sold Jul 2025
£1,300,00023b 23c, Graham Road, Hackney, London, E8 1DA
Sold Oct 2024
£545,00049a, Graham Road, Hackney, London, E8 1DA
Sold Dec 2023
£935,00047b, Graham Road, Hackney, London, E8 1DA
Sold Mar 2023
£455,000Flat 6, 9 Graham Road, Hackney, London, E8 1DA
Sold Jul 2022
£450,000
Everything we know about 23a, 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 epc rating, 23a stands well clear of the street.
EPC Rating
69 (C)
Street avg 63 (D)
Floor Area
57 m²
Street avg 68 m²
CO₂ Emissions
2.1 t/year
Street avg 3.1 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
1 Florfield Passage, Hackney
E8 1EB
1 Horton Road, Hackney
E8 1DP
1 Clifton Grove, Hackney
E8 1DG
1 Nayim Place, Hackney
E8 1JD
1 Poulton Close, Hackney
E8 1NB
1 Fassett Road, Hackney
E8 1PA
1 Kenmure Road, Hackney
E8 1JU
1 Carrara Mews, Dalston Lane, Hackney
E8 1PH
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
Mossbourne Parkside Academy. 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