23b, Graham Road, London, E8 1DA
About 23b
23b is a mid-terrace house in London (E8 1DA). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to before 1900 and council tax band B. At 51 m² this is the 4th smallest of 8 units on EPC record in the building, where floor areas span 46–116 m². The building's EPC ratings span E to C across 8 units on file. The latest certificate (December 2014) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79). The latest certificate is from December 2014, so improvements made since then won't be reflected.
At 51 m² it sits well below the postcode median (83 m² across 34 EPCs), making it one of the more compact homes locally. One planning record on file: new windows approved in 2022. Past consents include new windows, meaningful when judging how the property has evolved.
Know exactly what you're buying at 23b
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
23b's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 Dec 2024
EPC Rating
Planning history
- Feb 2022RenovationFullIn report
Installation of replacement windows on the front, side and rear elevations.
New Windows- Documents
- 6 docs on file
- Reference
- 2021/3299
What's in 23b, Graham Road, London, E8 1DA's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
23b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£392,000
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 23b, 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
EPC Rating
63 (D)
Street avg 64 (D)
Floor Area
51 m²
Street avg 68 m²
CO₂ Emissions
2.6 t/year
Street avg 3.1 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
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1 Poulton Close, Hackney
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1 Carrara Mews, Dalston Lane, Hackney
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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
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