13 Perch Street, Hackney, London, E8 2EG
About 13 Perch Street
13 Perch Street is a two-bedroom mid-terrace house in Hackney, London, London (E8 2EG). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (July 2023) shows a C (score 73). The recommended improvements would push it to B (score 89).
Most recent transfer was January 2025 at £680,000 — fresh data. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and new windows, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 79% of similar EPCs). Today's modelled estimate of £790,000 is 16.2% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£726/sq ft) was about 203.6% above the typical sold price in the postcode.
Know exactly what you're buying at 13 Perch Street
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
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
Energy performance
EPC Rating
Planning history
13 Perch Street has an approved single-storey rear extension on the planning record.
- May 2025ConditionsIn report
Submission of details pursuant to condition 2 (drainage) attached to planning permission ref 2025/0608
- Reference
- 2025/1151
- Mar 2025ExtensionFullIn report
Extension: Single storey · Rear of property
Proposed ground floor rear infill extension, replacement of existing windows and relocation of existing roof light
New Windows- Reference
- 2025/0608
What's in 13 Perch Street, Hackney, London, E8 2EG's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
13 Perch Street valuation sits well clear of the typical sold price in this postcode.
£790,000
Modelled from EPC, postcode comparables.
£680,000
Recorded with HM Land Registry.
Sales timeline
17 January 2025Most recent
£680,000
Median price across the last 5 sales in E8 2EG: £785,000 (2025–2011).
Nearby sales in E8 2EG
9 Perch Street, Hackney, London, E8 2EG
Sold Mar 2025
£1,135,00019 Perch Street, Hackney, London, E8 2EG
Sold Jul 2023
£950,00020 Perch Street, Hackney, London, E8 2EG
Sold Oct 2019
£785,00010 Perch Street, Hackney, London, E8 2EG
Sold Jun 2016
£439,5007 Perch Street, Hackney, London, E8 2EG
Sold Aug 2007
£365,000
Everything we know about 13 Perch Street, 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 Perch Street homes
EPC Rating for 13 Perch Street runs comfortably ahead of the street norm.
Price per m²
£7,816
Street avg £6,424
Floor Area
87 m²
Street avg 97 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.4 t/year
Street avg 3.8 t/year
Similar properties nearby
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1 Pendulum Mews, Birkbeck Road, Hackney
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1 Perch Street, Hackney
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1 Cromer Terrace, Hackney
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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
Shacklewell Lane /Amhurst Road — bus stop.
Closest school
0.2 km
Shacklewell Primary School. 92 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
54.4dB
Night-time· 23:00 – 07:00
43.6dB