25b, Graham Road, London, E8 1DA
About 25b
25b is a mid-terrace house in London (E8 1DA). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to before 1900 and council tax band B. At 46 m² this is the smallest unit on EPC record across the building (46–116 m²). The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (71 versus a worst of 48). The latest certificate (June 2014) shows a C (score 71). The latest certificate is from June 2014, so improvements made since then won't be reflected.
At 46 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 25b
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
25b'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This certificate is over 10 years old and is no longer valid.Expired 09 Jun 2024
EPC Rating
Planning history
25b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
25b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£377,000
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 25b, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
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- Is something wrong with it?
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- Will it hold its value?
Versus other Graham Road homes
CO₂ Emissions for 25b runs comfortably ahead of the street norm.
EPC Rating
71 (C)
Street avg 63 (D)
Floor Area
46 m²
Street avg 68 m²
CO₂ Emissions
1.7 t/year
Street avg 3.1 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
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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