3b, Graham Road, London, E8 1DA
About 3b
3b is a semi-detached house in London (E8 1DA). It has a recorded floor area of 52 m² (around 560 sq ft) and construction records dating it to before 1900. At 52 m² this is the 5th 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, with this unit at the bottom. On EPC score it ranks last in the building (48 versus a best of 71). The latest certificate (November 2020) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 66).
At 52 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).
Know exactly what you're buying at 3b
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
EPC Rating
Planning history
3b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
3b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£434,000
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 3b, 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, 3b runs well behind the street norm.
EPC Rating
48 (E)
Street avg 64 (D)
Floor Area
52 m²
Street avg 68 m²
CO₂ Emissions
3.8 t/year
Street avg 3.0 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
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E8 1PA
1 Kenmure Road, 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