7b, Reading Lane, Hackney, London, E8 1DS
About 7b
7b is a mid-terrace house in Hackney, London, London (E8 1DS). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1996-2002 and council tax band D. At 77 m² this is the 25th smallest of 29 units on EPC record in the building, where floor areas span 20–91 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (February 2020) shows a C (score 79), near the top of the C band.
Held since May 2004 — that's 22 years off the open market, well above the local norm. Across 2001–2004, sale prices on this property compounded at 9.4% per year. Today's modelled estimate of £603,000 sits 141.2% above the 2004 sale of £249,950. On a £-per-square-foot basis, the last sale (£302/sq ft) was about 31.9% below the postcode norm. At 77 m² it's 22.2% larger than the typical home in the postcode (63 m² median across 28 EPCs).
Know exactly what you're buying at 7b
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
7b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
7b's estimated value is more than triple its earliest registered sale price (2001).
£603,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.4% per year over 2 years.
£249,950
Growth on file: 9.4% per year over 2 years.
Sales timeline
27 May 2004Most recent
£249,950
+25.0%over 2 years4 December 2001
£200,000
Median price across the last 5 sales in E8 1DS: £500,000 (2020–2016).
Nearby sales in E8 1DS
9c, Reading Lane, Hackney, London, E8 1DS
Sold Jun 2020
£377,5007e, Reading Lane, Hackney, London, E8 1DS
Sold Mar 2020
£355,0007c, Reading Lane, Hackney, London, E8 1DS
Sold Jun 2018
£530,0009b, Reading Lane, Hackney, London, E8 1DS
Sold Mar 2017
£500,0007a, Reading Lane, Hackney, London, E8 1DS
Sold Mar 2016
£630,000
Everything we know about 7b, 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 Reading Lane homes
7b outperforms the street on floor area by a wide margin.
Price per m²
£3,246
Street avg £7,094
Floor Area
77 m²
Street avg 56 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
1.6 t/year
Street avg 1.6 t/year
Similar properties nearby
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E8 1DG
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1 Kenmure Road, Hackney
E8 1JU
1 Carrara Mews, Dalston Lane, Hackney
E8 1PH
1 Florfield Passage, Hackney
E8 1EB
1 Brett Road, Hackney
E8 1JP
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
0.1 km
Hackney Grove — bus stop.
Closest school
0.3 km
The Urswick School - A Church of England Secondary School. 99 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
56.5dB
Night-time· 23:00 – 07:00
46.9dB