25a, Horton Road, London, E8 1DP
About 25a
25a is a mid-terrace house in London (E8 1DP). It has a recorded floor area of 44 m² (around 474 sq ft) and construction records dating it to before 1900. The latest certificate (May 2014) shows a D (score 63), on the cusp of jumping into the C band. Earlier certificates rated it C (November 2009); the latest reading is one band lower. Between certificates, window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 75). The latest certificate is from May 2014, so improvements made since then won't be reflected. At 44 m² this is the 8th smallest of 13 units on EPC record in the building, where floor areas span 31–91 m². The building's EPC ratings span F to C across 13 units on file.
At 44 m² it sits well below the postcode median (76 m² across 60 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 25a
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
25a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 May 2024
EPC Rating
Planning history
25a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
25a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£465,000
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 1DP: £605,000 (2025–2024).
Nearby sales in E8 1DP
Flat 21, 31 Horton Road, Hackney, London, E8 1DP
Sold Mar 2025
£380,00013a, Horton Road, London, E8 1DP
Sold Dec 2024
£605,00021 Horton Road, Hackney, London, E8 1DP
Sold Aug 2024
£1,300,00019 Horton Road, Hackney, London, E8 1DP
Sold Aug 2024
£1,660,000Flat 10, 30 Horton Road, Hackney, London, E8 1DP
Sold Feb 2024
£450,000
Everything we know about 25a, 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 Horton Road homes
EPC Rating
63 (D)
Street avg 65 (D)
Floor Area
44 m²
Street avg 58 m²
CO₂ Emissions
2.3 t/year
Street avg 2.8 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
1 Horton Road, Hackney
E8 1DP
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1 Poulton Close, Hackney
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1 Fassett Road, Hackney
E8 1PA
1 Nayim Place, Hackney
E8 1JD
1 Kenmure Road, Hackney
E8 1JU
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
0.2 km
Royal Oak Road — bus stop.
Closest school
0.4 km
Gayhurst Community School. 97 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
57.0dB
Night-time· 23:00 – 07:00
47.7dB