49a, Graham Road, Hackney, London, E8 1DA
About 49a
49a is a mid-terrace house in Hackney, London, London (E8 1DA). It has a recorded floor area of 106 m² (around 1141 sq ft) and construction records dating it to before 1900. The latest certificate (July 2023) shows a C (score 70). When first surveyed in February 2013 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Good to Average.
At 106 m² the property is well over the postcode median (75 m² across 34 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Across 1995–2023, sale prices on this property compounded at 10.1% per year. On a £-per-square-foot basis, the last sale (£819/sq ft) was about 87.3% above the typical sold price in the postcode. Last sale on file: £935,000 in December 2023.
Know exactly what you're buying at 49a
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
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Single glazing replaced with double or better glazing
More low energy lighting installed
Planning history
49a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
49a has more than quadrupled in price since its earliest registered sale in 1995.
£941,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.1% per year over 28 years.
£935,000
Growth on file: 10.1% per year over 28 years.
Sales timeline
20 December 2023Most recent
£935,000
+92.8%over 10 years20 June 2013
£485,000
+131.0%over 11 years6 September 2001
£210,000
+125.8%over 3 years30 October 1997
£92,995
+55.0%over 2 years6 July 1995
£60,000
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
£545,00047b, Graham Road, Hackney, London, E8 1DA
Sold Mar 2023
£455,000Flat 6, 9 Graham Road, Hackney, London, E8 1DA
Sold Jul 2022
£450,0005b, Graham Road, Hackney, London, E8 1DA
Sold Jun 2022
£1,060,000
Everything we know about 49a, 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
Years Held for 49a lags the street by a wide margin.
Price per m²
£8,821
Street avg £7,516
Floor Area
106 m²
Street avg 66 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
3.4 t/year
Street avg 3.0 t/year
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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