31b, Graham Road, Hackney, London, E8 1DA
About 31b
31b is an end-of-terrace house in Hackney, London, London (E8 1DA). It has a recorded floor area of 113 m² (around 1216 sq ft) and construction records dating it to before 1900. The latest certificate (August 2015) shows an E (score 39), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 71), a 2-band jump. The latest certificate is from August 2015, so improvements made since then won't be reflected.
At 113 m² the property is well over the postcode median (75 m² across 34 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs).
Know exactly what you're buying at 31b
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
31b's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Aug 2025
EPC Rating
Planning history
31b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
31b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£853,000
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 31b, 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
31b is notably below the street on epc rating.
EPC Rating
39 (E)
Street avg 64 (D)
Floor Area
113 m²
Street avg 66 m²
CO₂ Emissions
7.4 t/year
Street avg 2.9 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
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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