12b, Fassett Road, Hackney, London, E8 1PA
About 12b
12b is a mid-terrace house in Hackney, London, London (E8 1PA). It has a recorded floor area of 52 m² (around 560 sq ft) and construction records dating it to 1900-1929. At 52 m² this is the 9th smallest of 16 units on EPC record in the building, where floor areas span 41–116 m². The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (43 versus a best of 84). The latest certificate (November 2022) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 79), a 2-band jump.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 12b
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
12b sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Planning history
12b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
12b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£421,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in E8 1PA: £225,000 (2011–2004).
Nearby sales in E8 1PA
9 Fassett Road, Hackney, London, E8 1PA
Sold Sept 2011
£187,0008 Fassett Road, Hackney, London, E8 1PA
Sold Jul 2011
£595,00011 Fassett Road, Hackney, London, E8 1PA
Sold Sept 2006
£165,0008b, Fassett Road, Hackney, London, E8 1PA
Sold Jun 2006
£225,0001 Fassett Road, Hackney, London, E8 1PA
Sold Jan 2004
£249,999
Everything we know about 12b, 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 Fassett Road homes
On epc rating, 12b runs well behind the street norm.
EPC Rating
43 (E)
Street avg 69 (D)
Floor Area
52 m²
Street avg 69 m²
CO₂ Emissions
3.6 t/year
Street avg 2.7 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
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E8 1EB
1 Horton Road, Hackney
E8 1DP
1 Clifton Grove, Hackney
E8 1DG
1 Nayim Place, Hackney
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1 Poulton Close, Hackney
E8 1NB
1 Fassett Road, Hackney
E8 1PA
1 Kenmure Road, Hackney
E8 1JU
1 Carrara Mews, Dalston Lane, Hackney
E8 1PH
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
Greenwood Road — bus stop.
Closest school
0.3 km
Mossbourne Parkside Academy. 104 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
56.0dB
Night-time· 23:00 – 07:00
46.1dB