20 Perch Street, Hackney, London, E8 2EG
About 20 Perch Street
20 Perch Street is a two-bedroom mid-terrace house in Hackney, London, London (E8 2EG). It has a recorded floor area of 85 m² (around 913 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (November 2009) shows a D (score 63), on the cusp of jumping into the C band. The latest certificate is from November 2009, so improvements made since then won't be reflected. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.
2 planning records sit against the property, 1 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 2000–2019, sale prices on this property compounded at 8.3% per year. Today's modelled estimate of £880,000 is 12.1% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£860/sq ft) was about 259.6% above the typical sold price in the postcode. Sold October 2019 for £785,000.
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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
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- CloakroomYes
Outside
- Private gardenYes
Building
- Period featuresYes
- RefurbishedYes
- Extension potentialPossible
Energy performance
20 Perch Street's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Nov 2019
EPC Rating
Planning history
- Dec 2020Loft ConversionFullIn report
Erection of rear dormer with two front rooflights. Repair to windows on front elevation.
- Documents
- 22 docs on file
- Reference
- 2020/3158
- Jun 2020ExtensionFullIn report
Erection of rear roof dormer on main building and outrigger dormer; replacement of existing ground storey, rear windows with new steel doors; installation of roof lights on front roof slope; and associated works.
- Documents
- 19 docs on file
- Reference
- 2020/1722
What's in 20 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
Price for 20 Perch Street has grown more than fourfold since the 2000 starting point.
£880,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.3% per year over 19 years.
£785,000
Growth on file: 8.3% per year over 19 years.
Sales timeline
17 October 2019Most recent
£785,000
+98.7%over 9 years11 December 2009
£395,000
+130.3%over 9 years16 August 2000
£171,500
Median price across the last 5 sales in E8 2EG: £680,000 (2025–2011).
Nearby sales in E8 2EG
9 Perch Street, Hackney, London, E8 2EG
Sold Mar 2025
£1,135,00013 Perch Street, Hackney, London, E8 2EG
Sold Jan 2025
£680,00019 Perch Street, Hackney, London, E8 2EG
Sold Jul 2023
£950,00010 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 20 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
Price per m² for 20 Perch Street runs comfortably ahead of the street norm.
Price per m²
£9,258
Street avg £6,135
Floor Area
85 m²
Street avg 97 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.1 t/year
Street avg 3.6 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
0.1 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