12b, Cecilia Road, Hackney, London, E8 2EP
About 12b
12b is a mid-terrace house in Hackney, London, London (E8 2EP). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (May 2014) shows a D (score 59), a step below the typical UK home. Earlier certificates rated it C (November 2013); the latest reading is one band lower. Between certificates, roof efficiency dropped from Good to Very Poor. The latest certificate is from May 2014, so improvements made since then won't be reflected.
At 59 m² it's 20.3% smaller than the typical home in the postcode (74 m² median across 36 EPCs).
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'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This certificate is over 10 years old and is no longer valid.Expired 05 May 2024
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.
£455,000
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 2EP: £536,000 (2025–2024).
Nearby sales in E8 2EP
13 Cecilia Road, Hackney, London, E8 2EP
Sold Mar 2025
£1,177,0004 Cecilia Road, Hackney, London, E8 2EP
Sold Mar 2025
£470,00014b, Cecilia Road, Hackney, London, E8 2EP
Sold Dec 2024
£1,230,00017a, Cecilia Road, Hackney, London, E8 2EP
Sold Jun 2024
£536,00014a, Cecilia Road, Hackney, London, E8 2EP
Sold Sept 2023
£495,000
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 Cecilia Road homes
On habitable rooms, 12b runs well behind the street norm.
EPC Rating
59 (D)
Street avg 72 (C)
Floor Area
59 m²
Street avg 67 m²
CO₂ Emissions
3.2 t/year
Street avg 2.2 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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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
Cecilia Road / Greenacre Court — bus stop.
Closest school
0.4 km
The Excelsior 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
56.1dB
Night-time· 23:00 – 07:00
46.4dB