13 Cecilia Road, Hackney, London, E8 2EP
About 13 Cecilia Road
13 Cecilia Road is a mid-terrace house in Hackney, London, London (E8 2EP). It has a recorded floor area of 164 m² (around 1765 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (September 2024) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump.
At 164 m² the property is well over the postcode median (74 m² across 36 EPCs), placing it in the larger end of the local stock. A recent sale: £1,177,000 in March 2025. On a £-per-square-foot basis, the last sale (£667/sq ft) was about 48.8% above the typical sold price in the postcode. One historical planning record sits against the property in 2025.
Know exactly what you're buying at 13 Cecilia Road
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
- Apr 2025Tree WorksTreesIn report
Loquat Tree (T1) - Tree removal down to a low stump, currently blocking significant light into our garden and neighbours garden. Circumference of trunk 71cm Height 700cm Plum Tree (T2) - Pruning, general maintenance. Circumference of trunk 45cm Height 700cm Olive Tree (T3) - Pruning, general maintenance. Circumference of trunk 56cm Height 580cm
- Reference
- 2025/0824
What's in 13 Cecilia Road, Hackney, London, E8 2EP's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
13 Cecilia Road valuation sits well clear of the typical sold price in this postcode.
£1,256,000
Modelled from EPC, postcode comparables.
£1,177,000
Recorded with HM Land Registry.
Sales timeline
11 March 2025Most recent
£1,177,000
Median price across the last 5 sales in E8 2EP: £495,000 (2025–2023).
Nearby sales in E8 2EP
4 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
£495,000Maison Brique Building, Apartment 7, Cecilia Road, Hackney, London, E8 2EP
Sold Jan 2023
£655,000
Everything we know about 13 Cecilia Road, 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
Years Held for 13 Cecilia Road lags the street by a wide margin.
Price per m²
£7,177
Street avg £5,630
Floor Area
164 m²
Street avg 168 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
5.9 t/year
Street avg 7.4 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
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