39a, Independent Place, London, E8 2HE
About 39a
39a is a mid-terrace house in London (E8 2HE). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1900-1929 and council tax band D. At 64 m² this is the 2nd smallest of 9 units on EPC record in the building, where floor areas span 54–153 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (August 2017) shows a C (score 74). The recommended improvements would push it to B (score 81).
Across 2007–2020, sale prices on this property compounded at 4.7% per year. Today's modelled estimate of £614,000 is 18.1% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£755/sq ft) was about 144.1% above the typical sold price in the postcode. At 64 m² it's 26.4% smaller than the typical home in the postcode (87 m² median across 57 EPCs). Most recent transfer: November 2020 at £520,000.
Know exactly what you're buying at 39a
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
Planning history
39a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£614,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.7% per year over 13 years.
£520,000
Growth on file: 4.7% per year over 13 years.
Sales timeline
23 November 2020Most recent
£520,000
+82.5%over 13 years11 October 2007
£285,000
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 39a, 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
39a is notably below the street on floor area.
Price per m²
£8,125
Street avg £6,128
Floor Area
64 m²
Street avg 102 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
1.8 t/year
Street avg 3.6 t/year
Similar properties nearby
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1 Independent Place, Hackney
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1 Blundell Close, 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