11a, Florfield Passage, Hackney, London, E8 1DX
About 11a
11a is a mid-terrace house in Hackney, London, London (E8 1DX). It has a recorded floor area of 71 m² (around 764 sq ft) and construction records dating it to 2003-2006. At 71 m² this is the 3rd smallest of 5 units on EPC record in the building, where floor areas span 40–106 m². The building's EPC ratings span C to B, with this unit at the bottom. On EPC score it ranks last in the building (79 versus a best of 84). The latest certificate (September 2024) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since September 2014. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average.
At 71 m² it's 16.3% larger than the typical home in the postcode (61 m² median across 4 EPCs). Across 2006–2015, sale prices on this property compounded at 4.5% per year. Today's modelled estimate of £625,000 is 31.6% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£622/sq ft) was about 32.7% above the typical sold price in the postcode. 11 years since the last transfer (March 2015).
Know exactly what you're buying at 11a
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
11a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
11a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
Latest sale on 11a was the highest on Land Registry record across the postcode.
£625,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.5% per year over 9 years.
£475,000
Growth on file: 4.5% per year over 9 years.
Sales timeline
26 March 2015Most recent
£475,000
+58.4%over 7 years10 May 2007
£299,950
-6.3%over 1 year9 April 2006
£320,000
Median price across the last 5 sales in E8 1DX: £275,000 (2021–2006).
Everything we know about 11a, 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 Florfield Passage homes
EPC Rating for 11a lags the street by a wide margin.
Price per m²
£6,690
Street avg £5,404
Floor Area
71 m²
Street avg 67 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
1.4 t/year
Street avg 1.3 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
0.1 km
Hackney Grove — bus stop.
Closest school
0.2 km
The Urswick School - A Church of England Secondary School. 94 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
47.4dB