11b, Florfield Passage, Hackney, London, E8 1DX
About 11b
11b is a mid-terrace house in Hackney, London, London (E8 1DX). It has a recorded floor area of 74 m² (around 797 sq ft) and construction records dating it to 1996-2002. The latest certificate (January 2022) returns a B (score 84), comfortably above the UK average. At 74 m² this is the 4th 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 top.
Untraded for 20 years, with the last transfer in February 2006. Today's modelled estimate of £645,000 sits 84.3% above the 2006 sale of £350,000. At 74 m² it's 24.3% larger than the typical home in the postcode (60 m² median across 4 EPCs). Its energy rating outperforms most of the postcode (better than 75% of similar EPCs).
Know exactly what you're buying at 11b
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
11b's carbon output is low for the local stock.
EPC Rating
Planning history
11b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
11b valuation sits well clear of the typical sold price in this postcode.
£645,000
Modelled from EPC, postcode comparables.
£350,000
Recorded with HM Land Registry.
Sales timeline
2 February 2006Most recent
£350,000
Median price across the last 5 sales in E8 1DX: £327,000 (2021–2007).
Everything we know about 11b, 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
11b outperforms the street on years held by a wide margin.
Price per m²
£4,730
Street avg £5,894
Floor Area
74 m²
Street avg 66 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
1.0 t/year
Street avg 1.4 t/year
Similar properties nearby
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1 Carrara Mews, Dalston Lane, Hackney
E8 1PH
1 Horton Road, Hackney
E8 1DP
1 Brett Road, Hackney
E8 1JP
1 Florfield Passage, Hackney
E8 1EB
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