45b, Graham Road, Hackney, London, E8 1DA
About 45b
45b is an end-of-terrace house in Hackney, London, London (E8 1DA). It has a recorded floor area of 68 m² (around 732 sq ft) and construction records dating it to 1900-1929. At 68 m² this is the 11th 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 across 27 units on file. The latest certificate (September 2017) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 77).
At 68 m² it's 17.6% smaller than the typical home in the postcode (83 m² median across 34 EPCs).
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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
45b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
45b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£542,000
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 45b, 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, 45b runs well behind the street norm.
EPC Rating
58 (D)
Street avg 64 (D)
Floor Area
68 m²
Street avg 68 m²
CO₂ Emissions
3.6 t/year
Street avg 3.0 t/year
Habitable Rooms
2 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