123b, Shacklewell Lane, Hackney, London, E8 2EB
About 123b
123b is an end-of-terrace house in Hackney, London, London (E8 2EB). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1900-1929 and council tax band C. At 76 m² this is the 13th smallest of 30 units on EPC record in the building, where floor areas span 33–196 m². The building's EPC ratings span E to B across 30 units on file. The latest certificate (March 2022) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77).
Across 1995–2022, sale prices on this property compounded at 9.4% per year. On a £-per-square-foot basis, the last sale (£788/sq ft) was about 138.4% above the typical sold price in the postcode. Most recent transfer: October 2022 at £645,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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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
EPC Rating
Planning history
123b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
123b has more than quadrupled in price since its earliest registered sale in 1995.
£662,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.4% per year over 27 years.
£645,000
Growth on file: 9.4% per year over 27 years.
Sales timeline
20 October 2022Most recent
£645,000
+110.1%over 15 years15 February 2007
£307,000
+75.4%over 5 years13 August 2001
£175,000
+221.1%over 6 years25 May 1995
£54,500
Median price across the last 5 sales in E8 2EB: £575,000 (2024–2020).
Nearby sales in E8 2EB
77 Shacklewell Lane, Hackney, London, E8 2EB
Sold Sept 2024
£1,220,000115 Shacklewell Lane, Hackney, London, E8 2EB
Sold Nov 2023
£525,000111 Shacklewell Lane, Hackney, London, E8 2EB
Sold Jun 2021
£810,000Flat B, 129 Shacklewell Lane, London, E8 2EB
Sold Jan 2021
£477,000Flat A, 115 Shacklewell Lane, London, E8 2EB
Sold Dec 2020
£575,000
Everything we know about 123b, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
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- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Shacklewell Lane homes
123b is notably below the street on co₂ emissions.
Price per m²
£8,487
Street avg £5,824
Floor Area
76 m²
Street avg 73 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.0 t/year
Street avg 2.2 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
0.0 km
The Petchey Academy — bus stop.
Closest school
0.2 km
The Excelsior Academy. 96 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
54.8dB
Night-time· 23:00 – 07:00
44.1dB