11e, Florfield Passage, Hackney, London, E8 1DX

11e is a three-bedroom semi-detached house in Hackney, London, London (E8 1DX). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 2003-2006 and council tax band E. At 106 m² this is the largest 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. Period features are noted in the property record. The home occupies a cul-de-sac position. The latest certificate (November 2022) shows a C (score 80), near the top of the C band. The rating has held steady at C across 3 certificates since November 2011. Between certificates, lighting went from Average to Very Good.

Untraded for 20 years, with the last transfer in May 2006. At 106 m² the property is well over the postcode median (60 m² across 4 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £698,000 sits 153.8% above the 2006 sale of £275,000. On a £-per-square-foot basis, the last sale (£241/sq ft) was about 48.5% below the postcode norm.