11d, Florfield Passage, Hackney, London, E8 1DX
About 11d
11d is a mid-terrace house in Hackney, London, London (E8 1DX). It has a recorded floor area of 40 m² (around 431 sq ft) and construction records dating it to 1996-2002. At 40 m² this is the smallest unit on EPC record across the building (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 (April 2025) 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 Very Poor to Very Good.
At 40 m² it sits well below the postcode median (73 m² across 4 EPCs), making it one of the more compact homes locally. Across 2006–2021, sale prices on this property compounded at 3.9% per year. On a £-per-square-foot basis, the last sale (£859/sq ft) was about 105.2% above the typical sold price in the postcode. Most recent transfer: May 2021 at £370,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 11d
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
11d'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
11d has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£386,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.9% per year over 15 years.
£370,000
Growth on file: 3.9% per year over 15 years.
Sales timeline
25 May 2021Most recent
£370,000
+13.1%over 6 years26 April 2015
£327,000
+59.5%over 9 years27 January 2006
£205,000
Median price across the last 5 sales in E8 1DX: £299,950 (2015–2006).
Everything we know about 11d, 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
On price per m², 11d stands well clear of the street.
Price per m²
£9,250
Street avg £4,764
Floor Area
40 m²
Street avg 75 m²
Habitable Rooms
2 rooms
Street avg 4 rooms
CO₂ Emissions
0.9 t/year
Street avg 1.4 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