Flat 4, 9 Graham Road, Hackney, London, E8 1DA

Flat 4 is a three-bedroom semi-detached house in Hackney, London, London (E8 1DA). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1930-1949 and council tax band C. At 40 m² this is the 3rd smallest of 7 units on EPC record in the building, where floor areas span 37–234 m². The building's EPC ratings span D to C, with this unit at the top. Period features are noted in the property record. The latest certificate (February 2021) shows a C (score 69), just inside the C band. When first surveyed in January 2021 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good.

Across 2011–2018, sale prices on this property compounded at -7.6% per year. Today's modelled estimate of £353,000 sits 161.5% above the 2018 sale of £135,000. On a £-per-square-foot basis, the last sale (£314/sq ft) was about 25.5% below the postcode norm. At 40 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). 10 planning records sit against the property, 9 approved, 1 refused. Past consents include a loft conversion, an extension, new windows and subdivision, meaningful when judging how the property has evolved. Last sold in March 2018, so it's been off the market for around 8 years.