120a, Dalston Lane, Hackney, London, E8 1NG

120a is a one-bedroom end-of-terrace house in Hackney, London, London (E8 1NG). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (January 2026) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since January 2016. Between certificates, lighting went from Poor to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 78). This certificate was lodged in the last six months, so the rating reflects current condition.

Held since June 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 85 m² the property is well over the postcode median (50 m² across 85 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £734,000 sits 164% above the 2007 sale of £278,000. On a £-per-square-foot basis, the last sale (£304/sq ft) was about 36.7% below the postcode norm.