2 Independent Place, Hackney, London, E8 2HE
About 2 Independent Place
2 Independent Place is a mid-terrace house in Hackney, London, London (E8 2HE). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1996-2002 and council tax band C. The latest certificate (August 2023) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since March 2013. Between certificates, roof efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would push it to B (score 88).
At 64 m² it's 26.4% smaller than the typical home in the postcode (87 m² median across 57 EPCs).
Know exactly what you're buying at 2 Independent Place
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
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Roof insulation improved
Floor insulation added or improved
More low energy lighting installed
Planning history
2 Independent Place has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
2 Independent Place has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£669,000
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 2HE: £940,000 (2025–2022).
Nearby sales in E8 2HE
11 Independent Place, Hackney, London, E8 2HE
Sold Oct 2025
£1,000,00043a, Independent Place, London, E8 2HE
Sold Mar 2025
£585,00063 Independent Place, Hackney, London, E8 2HE
Sold Sept 2024
£940,00015 Independent Place, Hackney, London, E8 2HE
Sold Jan 2024
£800,00053 Independent Place, Hackney, London, E8 2HE
Sold Aug 2022
£940,000
Everything we know about 2 Independent Place, 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 Independent Place homes
2 Independent Place outperforms the street on co₂ emissions by a wide margin.
EPC Rating
75 (C)
Street avg 64 (D)
Floor Area
64 m²
Street avg 93 m²
CO₂ Emissions
1.7 t/year
Street avg 3.7 t/year
Habitable Rooms
3 rooms
Street avg 4 rooms
Similar properties nearby
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E8 2HG
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1 Independent Place, Hackney
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1 Gateway Mews, Shacklewell Lane, Hackney
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1 Perch Street, 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
The Petchey Academy — bus stop.
Closest school
0.1 km
The Excelsior Academy. 97 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